What Appraisers Look for and How to Raise Your Home’s Value

Getting your home appraised can feel like waiting for a report card. You’ve done the work, painted the walls, cleaned the yard, but what will the appraiser really notice? The truth is, this one visit can have a big impact on how much your home is worth when you sell or refinance.

But don’t stress. Knowing what appraisers look for helps you take control of the process. From the size of your home to signs of damage, every detail counts and I’ll walk you through what matters most.

How the Appraisal Process Works

A home appraisal happens when you are buying, selling, or refinancing a home. It gives the lender an idea of how much your home is worth so they don’t lend more money than they should.

An appraiser is a licensed professional who visits your home, looks it over, and compares it to other homes nearby. They consider things like size, condition, upgrades, and location. After their visit, they write an appraisal report that gives your home an estimated value.

If you’re working with a mortgage lender, they usually order the appraisal. The appraiser is meant to be neutral, so neither you nor the lender can pick and choose who comes. Sometimes, an appraisal reviewer looks over the report to make sure everything is fair and accurate.

This whole step helps everyone feel confident about the price of the home, whether you’re buying it or borrowing against it.

What Appraisers Look for in a Home

Appraisers look at your home inside and out to figure out its value. They start with the basics like how big it is, how many bedrooms and bathrooms it has, and how the layout flows from room to room.

They check the overall condition too. Is the roof in good shape? Are there cracks in the walls or floors? Little things like peeling paint or worn-out carpet might not ruin your value, but big issues can.

Water damage is a red flag. Appraisers look for stains, leaks, or signs of mold. These can hint at deeper problems and may lower the home’s value.

Outside matters too. If your yard is clean and the outside of your house looks well cared for, that helps. This is called curb appeal, and it sets the tone before the appraiser even walks in.

How Location and Comps Affect Appraised Value

Even if your home is in great shape, where it’s located can have a big impact on the value. Appraisers look at your neighborhood, nearby schools, and how close you are to things like parks, shops, or highways.

They also compare your home to others in the area that have sold recently. These are called comparable properties, or comps. If your home is similar in size and features to one that sold last month down the street, that sale price helps set your value too.

If nearby homes are bigger or have more upgrades, that can affect your number. On the flip side, if your home has extras like a bigger yard or a new roof, you might come out ahead.

What Appraisers Consider in Home Improvements

Not all upgrades are treated the same during an appraisal. Big changes like a new kitchen, updated bathrooms, or new HVAC systems can really boost your home’s value. These are seen as major improvements that help your home stand out.

Things like fancy light fixtures or built-in speakers are nice, but they don’t add much to the final number. Appraisers focus on improvements that are permanent and useful, not just stylish.

Be aware that some luxury features, like an in-ground pool or custom porch, might not give you the return you expect. In some areas, they can even work against you if buyers see them as extra work or cost.

If you’ve made upgrades, have a list ready. Include what was done, when, and how much it cost. That helps the appraiser see the value clearly.

Special Appraisals: FHA, VA, and USDA

If you’re using a government-backed loan like FHA, VA, or USDA, your appraisal will come with extra rules. These programs are backed by groups like Housing and Urban Development, so they want to make sure the home is safe and livable.

FHA appraisals, for example, look closely at things like peeling paint, broken steps, or loose handrails. VA appraisals check for safety and soundness, and they often take a little longer because of extra paperwork.

USDA appraisals also check for things like access to clean water and working heat. These loans are meant for rural homes, so the location and condition of the land may matter more too.

The main goal with these types of appraisals is to protect the buyer and the loan provider. If your home meets the standard, the process goes smoother.

How to Prepare for a Home Appraisal

Getting ready for a home appraisal doesn’t have to be stressful. Start by giving your place a good clean. Tidy rooms, trimmed yards, and working lights show you care for the home.

Fix small things like leaky faucets, squeaky doors, or chipped paint. These may seem minor, but they add up in the appraiser’s eyes. If you spot signs of water damage, like stains or soft spots, take care of those right away.

Have a list of your upgrades ready, like new appliances or roof repairs. Include receipts if you have them. This shows the appraiser you’ve added value to the home.

On the day of the visit, make sure pets are secure and give the appraiser space to do their job. You don’t need to guide them, but be nearby in case they have questions.

What to Do If Your Appraisal Comes In Low

A low appraisal can be a tough surprise, but you’ve got options. First, look over the report closely. If there’s a mistake, like missing upgrades or the wrong square footage, you can ask your lender to request a second look.

You can also challenge the appraisal with better comps. If homes in the area have sold for more recently, share that info. Your real estate agent can help with this step.

Another path is to renegotiate with the buyer. They might agree to meet in the middle or cover more of the cost. If that doesn’t work, and you can’t agree on a new deal, you may need to cancel the sale.

It’s not the end of the road. A smart agent and lender can guide you through the next steps and help you move forward.

Reilly’s Two Cents

I’ve helped quite a few sellers get ready for home appraisals, and let me tell you, the small stuff really does matter. Even if you’ve got a solid home, an appraiser is still going to notice the little things. I always remind folks that they don’t need to do a full remodel, but they should fix what’s broken, clean what’s dirty, and make things look well cared for.

One of the best tips I can give is to walk around your home like you’ve never seen it before. Try to see what someone else would notice. That old stain on the ceiling from a roof leak you fixed a year ago? Still worth covering. Those wobbly steps on the porch? Time to tighten them up.

If you’ve made updates, show them off. I tell my sellers to leave out a folder with photos, receipts, and a quick list of what’s been done. It makes the appraiser’s job easier and shows that you’ve invested in the home.

And don’t forget the outside. A fresh cut lawn, clean windows, and swept driveway go a long way. First impressions stick, even with appraisers.

The Bottom Line: Set the Stage for Success

An appraisal might feel like one small step, but it plays a big role in your home sale or refinance. The good news is, you can take charge by knowing what appraisers look for and making a few smart moves before they show up.

Focus on the basics: clean, repair, and prep. Be ready with details about your upgrades, and don’t be afraid to ask questions if the results surprise you.

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