Do all mortgage companies require an appraisal before loan is approved?

The answer to this question is “depends on the loan”. FHA streamline loans in which closing costs are not added to the loan do not require appraisals as FHA is already warranting the value of the property. VA IRRRL streamlines may or may not require appraisals. HARP refinances often don’t need appraisals. As far as a generic purchase or “normal” refinance, yes, an appraisal is required to confirm the property’s value for the lender collateral.