Buying a home in Huntington comes with two big checkpoints that can feel confusing: the appraisal and the inspection. You want to understand what each one covers and how they affect your loan, repairs, and closing timeline. Getting this right helps you protect your budget and avoid surprises. In this guide, you’ll learn the key differences, what to expect locally in Cabell County, and the simple steps to keep your purchase on track. Let’s dive in.
Appraisal vs. inspection: what they do
Appraisal and inspection serve different purposes. The appraisal supports your lender by estimating the market value of the property. The inspection serves you, the buyer, by assessing the home’s condition and safety.
Appraisal at a glance
- Purpose: Determine market value to protect the lender’s collateral and support your loan amount. Appraisals also note property characteristics and any material issues that affect value or habitability.
- Who orders: Your lender or their appraisal management company. You typically pay the fee as part of closing costs.
- Standards: Appraisers follow USPAP and agency requirements. Conventional loans use standard forms, while FHA and VA have additional requirements and minimum property standards.
- Output: A written report with a value opinion, comparable sales, adjustments, and any conditions. Your lender uses this to finalize underwriting and loan terms.
Inspection at a glance
- Purpose: Evaluate visible and accessible systems and components, identify defects and safety concerns, and flag maintenance needs.
- Who orders: You do, unless a seller chooses to order a pre-listing inspection. You pay the inspector directly.
- Standards: Most inspectors follow ASHI or InterNACHI standards and provide a detailed, photo-rich report. Inspectors do not determine value or loan eligibility.
- Output: A report you can use to request repairs, negotiate credits, plan maintenance, or cancel within your inspection contingency if needed.
Who orders and who pays
- Appraisal: Ordered by your lender. You typically pay the fee at closing.
- Inspection: Ordered and paid by you. You choose the inspector and any specialty tests.
This split matters. The appraisal is designed for your lender’s risk management. The inspection is designed for your decision-making.
When they happen in a Huntington purchase
- Inspection: Usually within 5 to 10 business days after the seller accepts your offer, if you have an inspection contingency. Schedule it as soon as your contract is signed so you do not miss your deadline.
- Appraisal: Generally ordered after loan application and early underwriting. Turnaround in many markets runs 7 to 21 days, depending on appraiser availability and demand.
In Cabell County, smaller markets can have fewer local appraisers, which can extend appraisal timelines. Ask your lender up front how long they are seeing appraisals take right now so you can plan.
What they cost
Fees vary by property size, age, and complexity. Get local quotes, but here are common national ranges to help you budget:
- General home inspection: about 300 to 600 dollars
- Specialty tests: radon 100 to 200 dollars, sewer scope 150 to 300 dollars or more, well water 100 to 300 dollars, septic 250 to 600 dollars or more, termite or wood-destroying organism inspection 50 to 150 dollars
- Appraisal: about 400 to 800 dollars for a typical single-family home, higher for large or complex properties
Local pricing in Huntington may differ. Call two to three providers for quotes and availability as soon as you are under contract.
How results affect your loan and negotiations
If the appraisal comes in low
Your lender will base the loan on the appraised value, not the contract price. Common options include:
- Bring additional cash to cover the difference
- Ask the seller to reduce the price
- Split the difference through renegotiation
- Terminate the contract if your terms allow
You can also talk with your loan officer about a reconsideration of value if strong comparable sales were missed.
If the inspection finds major issues
You can request repairs, ask for a seller credit, negotiate a price adjustment, or cancel within your contingency window. Focus on items that affect safety, structure, water intrusion, and essential systems. You can also order re-inspections to confirm repairs were completed.
Major appraisal or inspection findings can delay closing. Renegotiations, repair work, re-inspections, and updated paperwork can add days or weeks. Build a small buffer into your moving plans.
Huntington and Cabell County issues to watch
Every market has common property challenges. In and around Huntington, you will often see:
Older homes and systems
Many homes have age-related items. Examples include older electrical systems like knob-and-tube or aluminum wiring, original single-pane windows, and older plumbing such as galvanized or cast iron. Ask your inspector about expected lifespan, safety upgrades, and costs.
Basements, crawlspaces, and drainage
Moisture and grading issues are common in basements and crawlspaces. Your inspection should check for water intrusion, mold, and foundation movement. If the home sits in a low-lying area, discuss drainage improvements with your inspector.
Flood risk near the Ohio River
Properties near the Ohio River or flood-prone tributaries may fall in flood zones. Flood zone status can affect insurance requirements and underwriting. Ask your lender and insurance agent how to verify flood zone status and potential cost.
Radon exposure
Parts of West Virginia have elevated radon potential. A short-term radon test is a simple add-on during your inspection window. If levels are high, mitigation is common and typically involves a venting system.
Wells and septic systems
Some rural or edge-of-town properties use private wells and septic systems. Plan for well water testing and a septic inspection or pump evaluation. These systems are critical to health and habitability, and some loans require documentation.
Termites and wood-destroying organisms
Termite and WDO issues show up in parts of the region. Many buyers, and often FHA borrowers, include a WDO inspection. If activity is found, sellers commonly treat and provide documentation.
Loan program differences you should know
Loan type can change how the appraisal interacts with the home’s condition.
FHA minimum property requirements
FHA appraisals include a basic condition check to confirm the home meets minimum property requirements. Certain health and safety issues may need repair before FHA will insure the mortgage.
VA appraisals and the CRV
VA appraisals establish a Certificate of Reasonable Value and include minimum property requirements. If the appraiser notes specific deficiencies, repairs may be required for loan approval.
USDA rural development loans
USDA programs have their own appraisal and property standards. If you are buying in an eligible area, ask your lender about any condition requirements and timing.
Your action plan
Use this simple checklist to stay ahead of your deadlines and protect your budget.
- Before you offer: Ask your lender how appraisals are being handled right now. Confirm whether they are ordering full interior appraisals and typical turnaround times.
- Right after acceptance: Schedule your general inspection within 24 to 48 hours. Ask about add-ons like radon testing, sewer scope, well water testing, septic inspection, and WDO if relevant.
- Choosing your inspector: Review sample reports, confirm professional standards and insurance, and ask if the inspector will walk you through findings in person.
- At the inspection: Attend if you can. Take notes on safety items, roof and foundation concerns, water intrusion, and aging systems.
- Using your report: Prioritize repair requests. Decide whether you want repairs, credits, a price adjustment, or to accept items as-is.
- After the appraisal: If the value is lower than expected, review the comparable sales with your agent and loan officer. Consider a reconsideration of value if appropriate, and be ready to renegotiate.
Example timeline for a 30 to 45 day close
- Day 0: Contract signed.
- Days 1 to 5: You order inspections. Your lender orders the appraisal.
- Days 3 to 10: Inspector completes the visit and delivers the report. You negotiate repairs or credits within your contingency window.
- Days 7 to 21: Appraiser visits and completes the report. Underwriting reviews the appraisal.
- Days 14 to 40: Repairs, re-inspections if needed, final underwriting, and closing preparation.
Actual timing varies by appraiser availability, the scope of repairs, and lender workload. Ask your team for current local expectations.
Simple ways to avoid delays
- Book your inspection immediately to protect your contingency window.
- Communicate repair requests clearly, with quotes or contractor notes when possible.
- Ask your lender for appraisal status updates twice weekly until the report lands.
- If repairs are agreed to, schedule re-inspections early so you are not waiting at the end.
A quick word on credentials and local verification
- Confirm your inspector’s professional standards, experience, and insurance. Ask for references and sample reports.
- Verify that your appraiser and inspector meet current West Virginia requirements. State rules can change, so ask providers to confirm licensing or registration status.
- Treat all timelines and fees in this article as estimates. Local costs and availability can vary by season and demand.
Ready to move forward with confidence?
You do not have to guess your way through appraisals and inspections. With a clear plan, the right local inspector, and strong lender communication, you can protect your budget and keep your Cabell County closing on track.
If you want a local walkthrough of your next steps or help coordinating inspections and timelines, schedule your free consultation with Christina Di Filippo.
FAQs
What is the difference between an appraisal and an inspection?
- The appraisal determines market value for your lender, while the inspection evaluates the home’s condition for you so you can negotiate repairs or credits.
Who pays for the appraisal and inspection in Cabell County?
- Your lender orders the appraisal and you typically pay the fee at closing; you order the inspection and pay the inspector directly at the time of service.
How long do appraisals take in Huntington, WV?
- Many transactions see a 7 to 21 day appraisal turnaround, but timing depends on appraiser availability and market activity, so ask your lender for current expectations.
What happens if the appraisal is lower than my offer?
- You can bring cash to the difference, ask the seller to reduce price, renegotiate, seek a reconsideration of value, or cancel if your contract allows.
Should I get a radon test in Huntington?
- Yes, radon testing is a common add-on in the region since parts of West Virginia have elevated potential, and mitigation is straightforward if levels are high.
Do FHA or VA loans require repairs after appraisal?
- FHA and VA appraisals include minimum property requirements, and certain deficiencies may need repair before the loan can be approved.
