In Central Ohio—Columbus, Powell, Dublin, and the usual suspects like Westerville, Upper Arlington, New Albany, Lewis Center, and Delaware—buyers mix up inspections and appraisals all the time. They’re not twins; they solve different problems.

1) Purpose: Condition vs. Value

Inspection protects you—it’s about the home’s condition (roof, HVAC, structure, moisture, electrical). Appraisal protects the lender—it’s a market-value opinion so the bank isn’t overexposed. One finds defects; the other defends the price.

2) Timing & Contingencies

Inspections typically run in the first 5–10 days after contract (negotiated). Appraisals fire after you’re through disclosures and lender milestones. In tighter pockets—think Evans Farm in Powell or Westerville’s Highland Lakes—compressing timelines signals strength without skipping protection.

3) What Pros Actually Look At

Inspectors test systems, scan for water intrusion, evaluate life expectancies, and flag safety issues. Appraisers weigh micro-comps (GLA, bed/bath count, age, lot, location) and adjust for condition, upgrades, and features—UA walkability or a New Albany greenway adjacency can swing value more than a shiny backsplash.

4) How to Prepare to “Win” Both

For inspection: service HVAC, change filters, fix leaky traps, re-caulk wet areas, replace burnt bulbs, label panels—reduce easy dings. For appraisal: assemble an upgrade sheet with costs (windows, roof, insulation, appliances), note recent permits, and list neighborhood premiums (trail access in Lewis Center, school lines in Dublin). I’ll package it neatly so the value story is effortless.

5) Outcomes & Smart Next Moves

Inspection findings = remedies or credits; prioritize safety/functional items and get vendor quotes so we negotiate facts, not feelings. Low appraisal? We can request reconsideration with sharper comps or rebalance the deal (credit vs. rate buydown) to protect your monthly payment and keep closing on track—especially important when multiple buyers are circling in Delaware or New Albany.

CTA:

Want me to run point on your inspection strategy and build a clean appraisal packet for your next offer in Columbus, Powell, or Dublin (plus Westerville, Upper Arlington, New Albany, Lewis Center, and Delaware)? I’ll make both steps work for you.

[Contact Patrick Murphy, REALTOR® — Columbus, Powell & Dublin Expert]