Season 1, Episode 2 – Preparing for an Appraisal Part 1

In Episode 2 of ValuNation, Charlie Johnson and Michael Schwartz start unpacking one of the most overlooked (and misunderstood) parts of the appraisal process: what needs to happen before an appraiser even sets foot on the property. This episode is a reality check for borrowers, lenders, and real estate professionals who assume the appraisal process starts and ends with a quick walk-through and a number on a report.

🎧 Listen to the episode: Episode 2 on RSS
📍 Key topics: borrower prep, scheduling delays, access issues, lender communication, appraisal readiness

The Appraisal Clock Doesn’t Start Where You Think It Does

Charlie opens the episode by pointing out how often people assume the appraisal process begins the moment they click “submit” on their loan documents. But the real work starts when the borrower is ready to schedule—and that’s often where delays begin.

“We’re trying to schedule and we can’t even reach the borrower,” Charlie says. “Or the property’s not ready. Or they need to reschedule because they weren’t told what to expect.”

Who's Holding Up the Process?

Michael explains how lenders and AMCs often get blamed for slow turnaround times, but the delays usually start with poor borrower communication—or lack of preparation. Common culprits:

• Borrowers don’t answer unknown numbers.
• Tenants won’t grant access without 48+ hours’ notice.
• Properties aren’t in inspectable condition.
• The point of contact has no idea an appraisal was ordered.

This creates a major bottleneck before the appraiser even arrives.

“Everyone assumes the AMC or appraiser is dragging their feet,” Michael says, “but we’re often chasing access or waiting on someone to respond.”

Borrowers Need Clear Instructions—Early

The duo stresses how important it is for loan officers and processors to prep borrowers early and clearly:

• Let them know to expect a call (and from what number).
• Tell them what the appraiser needs access to (inside and out).
• Make sure the contact person actually has authority to schedule.

This is where lenders can shave days off the process—not through automation, but by simply communicating.

“If you tell them up front what to expect, that call goes smoother and the appraisal happens faster,” Charlie explains.

The Appraisal Isn’t Just a Walk-Through

Michael highlights another misconception: appraisers aren’t just taking a stroll through the house. They’re looking for specific features, condition, and comparables that justify the value. If they can’t see a room—or the house is cluttered—they may have to come back or make assumptions.

Appraisers aren’t just checking boxes. They’re validating market value with photographic and physical evidence. If the house isn’t accessible or clean, it delays the report—or worse, compromises the credibility of the appraisal.

AMCs Are the Middlemen (But That’s Not a Bad Thing)

Charlie clarifies the AMC’s role as a communications buffer—not a barrier. Nationwide works to reduce friction by confirming details, coordinating access, and ensuring appraisers have what they need.

“We’re not just passing along a name,” Charlie says. “We’re trying to get clean info so the appraiser can do their job without delay.”

The takeaway: The AMC can only move as fast as the borrower allows.

TL;DR – Episode 2 Takeaways

• The appraisal process starts when the borrower is ready, not when the loan file is submitted.
• Communication breakdowns between borrowers, lenders, and AMCs cause most scheduling delays.
• Properties must be accessible and presentable—inside and out—for timely, accurate appraisals.
• Lenders should prep borrowers clearly and early to avoid unnecessary delays.
• Nationwide uses real-time communication to keep the process moving, but borrowers hold the key.

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