Exterior photographs, street views, site improvements and visible condition. Choose guided self-service or a boots on the ground inspector for eligible assignments.
AppraisalReady™ Property Inspection
Every angle. Every detail. Appraisal ready.
Comprehensive property photography and data collection for modern appraisals.
Explore becoming a customerProperty evidence built for appraisal review.
AppraisalReady™ is Merlin’s AI-powered residential Appraisal Photo Inspection (API) service for appraisers, lenders and appraisal management companies. Collect high-quality photographs, measurements, property observations and supporting information through a standardized digital process.
Support traditional assignments and eligible hybrid appraisal workflows, where a trained field inspector collects property data and an independent appraiser performs the valuation. Complete documentation helps reduce repeat visits and supports faster appraisal workflows.
AppraisalReady provides property data collection and photographic documentation, not an appraisal or opinion of value. The appraiser retains responsibility for valuation, verification and compliance with applicable appraisal requirements.
Four ways to get appraisal ready.
A full residential photo package with room-by-room observations, property features and supporting data. Self-service is available where accepted; agency property data collection uses a trained, eligible inspector.
An inspector captures a measured floor plan, room labels, dimensions and above- and below-grade areas. Measurement scope supports applicable ANSI Z765 requirements.
Photographic verification of specified completed repairs or improvements, with context and detail photos linked to the requested work scope. Available through eligible self-service or an on-site inspector.
Clear photographs. Consistent property information.
Appraisal-focused coverage
Exterior views, interior rooms, property features and visible condition, organized for a reviewer who may not have visited the property.
Embedded AI quality control
Photo quality control, consistent capture standards and best-photo selection by image type support a high-quality evidence package.
Standardized property data
Room information, property characteristics and observations collected against the assignment’s defined scope.
Geotagged documentation
Geocoded photos and location checks, with available date, time and photo metadata preserved for review.
Built around the assignment’s standards.
Fannie Mae & Freddie Mac UPD
Agency-scoped programs are configured to follow the Uniform Property Dataset (UPD), covering required and conditional property data, photographs and floor plans. Confirm the applicable schema, collector eligibility, validation and delivery requirements during onboarding.
UAD, FHA/HUD & measured floor plans
Property characteristics support the appraiser’s Uniform Appraisal Dataset (UAD) reporting; UPD and UAD are separate standards. Documentation can support FHA/HUD appraisal assignments without replacing the FHA roster appraiser’s required inspection or judgment. Floor-plan assignments support applicable ANSI Z765 measurement requirements.
An exterior-only inspection, completion photo set or self-service submission is not a complete agency property data collection. Full program requirements and accepted delivery must be satisfied for each eligible assignment.
The comprehensive photo checklist.
Our proposed residential field standard, tailored to property type, features, access and assignment. These are service-design requirements, not a universal agency-mandated checklist. An agency assignment’s current requirements take precedence, including additional views and conditional items.
A. Property identification and street views6–8 photos recommended
| Photo type | Requirement |
|---|---|
| Address verification | Required |
| Front elevation — straight on | Required |
| Front elevation — angled view | Required |
| Street view — looking left | Required |
| Street view — looking right | Required |
| Property from street | Required |
| House number close-up | If not visible |
| Neighborhood characteristics | As applicable |
B. Exterior building photographs8–12 photos recommended
| Photo type | Requirement |
|---|---|
| Rear elevation | Required |
| Left elevation | Required |
| Right elevation | Required |
| Front roof view | Required, from safe access |
| Rear roof view | When visible |
| Foundation | Required |
| Exterior siding/material | Required |
| Exterior doors | Required |
| Windows | Representative |
| Gutters/downspouts | Representative |
| Exterior defects | If present |
| Deck, patio, porch | If present |
C. Interior living areasEvery main room, with additional angles as needed
| Photo type | Requirement |
|---|---|
| Living room | Required |
| Family room | If present |
| Dining room | If present |
| Kitchen — wide view | Required |
| Kitchen — secondary angle | Recommended |
| Kitchen countertops/cabinets | Recommended |
| Bedroom 1 | Required |
| Bedroom 2 | If present |
| Bedroom 3 | If present |
| Every additional bedroom | If present |
| Every full bathroom | Required |
| Every half bathroom | Required |
| Hallways/stairs | Recommended |
| Laundry room | If present |
| Office/den | If present |
| Sunroom | If present |
| Other finished rooms | If present |
D. Basement and additional finished space4–10 photos, depending on the property
| Photo type | Requirement |
|---|---|
| Basement overview | If present |
| Finished basement living area | If present |
| Unfinished basement area | If present |
| Basement bedroom | If present |
| Basement bathroom | If present |
| Foundation walls | If accessible |
| Water intrusion/dampness | If observed |
| Sump pump | If present |
| Crawlspace access | If present |
| Attic access | If accessible and relevant |
E. Mechanical systems and utilities5–8 photos recommended
| Photo type | Requirement |
|---|---|
| Heating system | Required for enhanced package |
| Air-conditioning equipment | If present |
| Water heater | Required for enhanced package |
| Electrical panel | If safely accessible |
| Plumbing fixtures | Representative |
| Thermostat | Recommended |
| Solar panels | If present |
| Well equipment | If present |
| Septic equipment | If visible |
F. Garage, site improvements and amenities4–10 photos, depending on features
| Photo type | Requirement |
|---|---|
| Garage exterior | If present |
| Garage interior | If accessible |
| Driveway | Required |
| Front yard | Required |
| Rear yard | Required |
| Pool | If present |
| Pool equipment | If present and accessible |
| Fence | If present |
| Shed/outbuilding | If present |
| Accessory dwelling unit | If present — full interior/exterior coverage |
| Waterfront or special view | If present |
| Significant landscaping | If present |
| Detached structures | If present |
G. Damage, condition and improvementsContext and detail photos of every significant observation
| Photo type | Requirement |
|---|---|
| Roof damage | If present |
| Cracked foundation | If present |
| Water damage | If present |
| Mold-like staining | If present |
| Fire damage | If present |
| Structural deterioration | If visible |
| Broken windows | If present |
| Damaged flooring/walls | If present |
| Missing fixtures | If present |
| Incomplete construction | If present |
| Recent remodeling | If present |
| Updated kitchen/bathroom | If present |
| Other significant defects | If present |
For every significant issue, capture a wide view showing location and a close-up showing detail. Report observable facts, not structural diagnoses or appraisal condition ratings. Document inaccessible areas. Do not open electrical panels or operate equipment unless trained and authorized.
Coverage drives the photo count.
Basic
25–35 photos
Standard
45–65 photos
Comprehensive
65–100+ photos
Suggested package targets, not regulatory minimums. A typical three-bedroom, two-bathroom home may use 45–65 photos; capture every applicable required view regardless of the final count. The checklist grows with the property’s features and assignment specifications.
Photo technical standards
For agency property data collection, the collector guide specifies at least 1280 × 960 pixels for 4:3 images and 1200 × 800 for 3:2 images. Preserve resolution through delivery, use adequate lighting, keep photographs clear and label each view accurately. Follow the applicable guide for room coverage and additional views.
Property Data Collector User Guide →More than photographs.
Full hybrid appraisal property data collection also needs structured facts about the home. Capture the following alongside the applicable images and floor plan.
- Property
- Address, property type and number of units
- Structure
- Stories, construction type and exterior materials
- Rooms
- Bedrooms, bathrooms and other room types
- Size
- Floor plan, dimensions and above-/below-grade area
- Garage
- Attached/detached and parking capacity
- Basement
- Finished/unfinished areas and observed use
- HVAC
- Heating and cooling types
- Site
- Access, topography and visible features
- Condition
- Observable defects and updates
- Occupancy
- Occupied, vacant or unknown
- Access
- Inaccessible areas and reasons
- Improvements
- Decks, patios, pools, ADUs and outbuildings
From property capture to your systems.
Review reports, photographs, floor plans and structured property information in the customer portal. Export the evidence for your appraisal, lending or AMC systems, or connect through Merlin’s integration API for ordering, status, completion, reporting and invoicing.
UPD output and API delivery are scoped to the applicable program and customer integration. For eligible Fannie Mae workflows, compliant property data must be delivered through its Property Data API. Confirm authorized submission, validation and acceptance during setup; exporting a report alone does not complete agency delivery.
Explore end-to-end API integration →AI that supports a complete inspection.
Available today: photo quality control, consistent photos over time, geocoded evidence and best-photo selection. The following advanced capabilities are planned enhancements; availability is confirmed before inclusion in a customer program.
Photo classification
Planned identification of room types, exterior views, features and apparent damage, with images assigned to the appropriate categories.
Expanded quality checks
Planned checks for blur, low light, obstructions, duplicates, orientation and room coverage, with replacement prompts before the visit ends.
Dynamic photo requirements
Planned photo tiles based on room counts, features and assignment type, with submission gates until required evidence or an approved exception is recorded.
Property characteristics
Planned assistance identifying flooring, siding, roofing, countertops, appliances and renovations. Human confirmation remains required.
Discrepancy detection
Planned checks for mismatches, such as three reported bedrooms but only two bedroom photos, or a garage without supporting evidence.
Program references
Fannie Mae hybrid appraisal requirements · Freddie Mac property data collection · Uniform Appraisal Dataset · HUD FHA roster appraisers
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