Home Appraisal Dos and Don'ts: What to Do (and Avoid) Before the Appraiser Arrives

The home appraisal is one input a lender may use to assess the property as collateral and decide whether the loan fits its underwriting and loan-to-value requirements. If the appraised value comes in below the purchase price, the lender may lend less, creating an appraisal gap; depending on the loan terms and purchase contract, the buyer may need to bring more cash, renegotiate, or use a contract right to cancel. Whether you're the buyer or the seller, knowing what helps the appraiser document the property clearly — and what does not affect value — can make the process smoother.

Here's a straightforward list of dos and don'ts, organized by what can help the appraiser document the property accurately.

The Dos

Do Fix Visible Maintenance Issues

In some U.S. mortgage appraisals, including those using Fannie Mae's Uniform Appraisal Dataset, the property's condition is assessed holistically on a C1 through C6 scale. Minor issues such as plumbing leaks, holes in window screens, and cracked glass may be reported without requiring repair before closing; more serious deficiencies affecting safety, soundness, or structural integrity can lead to repair or completion requirements under the applicable loan program. A single cosmetic defect does not automatically lower the rating or value.

If you are already making pre-appraisal repairs, prioritize obvious maintenance and safety issues rather than cosmetic work done solely to influence value:

• Fix leaking faucets and running toilets
• Patch damaged drywall, especially near windows and in bathrooms
• Replace broken window glass or torn screens
• Repaint stained or peeling surfaces (interior and exterior)
• Replace burned-out light bulbs so every room lights properly

These steps can make the property's condition easier to observe and address minor defects, but they do not guarantee a higher appraisal.

Do Clean Up the Exterior

A tidy, accessible exterior helps the appraiser observe the site and its condition. Cosmetic curb appeal alone does not determine value; the appraisal should be based on the property's characteristics and relevant market evidence.

• Mow the lawn and trim overgrown hedges
• Clear debris from the driveway, walkways, and yard
• Clean out gutters if they're visibly overflowing
• Touch up faded or peeling exterior paint, particularly around the front entry

Do Make Every Room Accessible

Make the areas covered by the appraisal accessible, including rooms, the garage, attic or crawl-space access, and mechanical systems when safe and included in the assignment. If an area cannot be observed, the appraiser may report a limitation or the lender may ask for additional documentation or an inspection; that is not automatically a value adjustment.

Before the appointment:

• Unlock all doors and gates
• Move furniture or stored items that block entry to any room
• Secure pets so they don't prevent access to areas of the home
• Clear the path to the attic hatch and crawl space entry

Do Prepare a List of Improvements

An appraiser may not know every improvement unless the information is available and can be verified. If you've replaced the roof, installed a new HVAC system, upgraded the electrical panel, or renovated a bathroom, prepare concise documentation.

Prepare a one-page list that includes:

• What was improved (new roof, HVAC, windows, kitchen, bathroom, etc.)
• When the work was done
• Whether permits were pulled, if applicable, along with copies of permits or final approvals

Give the information to the appraiser or lender according to their instructions. It can help verify features and dates, but the appraiser — not the homeowner — chooses comparable sales and adjustments.

Do Research Your Own Comparable Sales

Before the appraisal, look up recent sales of similar homes in your area through public listing sites or your local MLS. If you find comparable sales the appraiser might miss, share them through the lender's process or ask how to submit them if the appraisal comes in low. Focus on genuinely comparable properties and factual information, not a target value.

You can't force the appraiser to use specific comps. In many U.S. mortgage transactions, relevant sales information may be provided by an interested party, but the appraiser must evaluate and independently verify it.

Do Clean the Interior

A clean home does not add value by itself, but decluttering helps the appraiser access and observe floors, walls, fixtures, and other areas. Pay attention to the condition of kitchens and bathrooms, but do not stage the home to hide defects or make it look better than it is.

The Don'ts

Don't Start a Major Renovation Right Before the Appraisal

A half-finished kitchen remodel or a bathroom with exposed plumbing can be reported as incomplete. The appraiser evaluates the condition as of the effective date of the appraisal, not work you merely plan to finish next week. Depending on the work and loan program, the lender may require completion or an appraisal subject to completion.

If a renovation is already underway, tell the lender before scheduling the appraisal and ask whether it should be completed first.

Don't Over-Improve for the Appraisal

Do not undertake a major renovation solely to influence one appraisal. Value is based on market evidence and contributory value, not a guaranteed dollar-for-dollar return of what you spend. A project can help, hurt, or have little effect depending on the market, scope, and quality of the work.

If work is necessary, prioritize safety, water intrusion, and obvious deferred maintenance. Do not assume that fresh paint, minor repairs, or cleaning will pay for themselves in a higher appraised value.

Don't Hover or Pressure the Appraiser

Appraisers are expected to use independent professional judgment, and U.S. valuation-independence rules prohibit covered parties from improperly influencing a valuation. Following the appraiser room to room, arguing for a target number, or pressuring them during the visit does not help.

Be available to answer questions and provide factual improvement information, then give the appraiser space to work.

Don't Hide Known Problems

Do not conceal water damage or damaged flooring with fresh paint or furniture. An appraisal is not a substitute for a home inspection, and hidden damage can become a buyer's problem after closing. Sellers should handle known defects honestly and follow applicable local disclosure requirements.

Address problems honestly and keep receipts or other documentation for completed repairs.

Don't Assume Unpermitted Work Adds Full Value

A finished basement, converted garage, or added room without required permits is a local permitting and loan-program issue, not an automatic zero. The space may be reported separately from permitted above-grade living area, receive uncertain contributory value, or trigger further review depending on how it was built and how the local market treats it.

If you have unpermitted work, be straightforward about it rather than presenting it as fully compliant living space. Ask the lender and local permitting authority or a qualified professional what documentation or corrective work is needed.

Don't Ignore the Neighborhood

Appraisal considers location and the market area as well as physical condition. Proximity to busy roads, power lines, commercial zones, industrial facilities, and other external influences may affect marketability or value, but whether an adjustment is appropriate depends on comparable-market evidence. You can't change these before the appraisal, so use them to set realistic expectations rather than try to disguise them.

What you can control is access and an honest presentation of condition. A neat yard may help the appraiser observe the site, but landscaping alone does not overcome location or market evidence.

What to Do If the Appraisal Comes In Low

A low appraisal doesn't automatically kill the deal, but it can change the financing and negotiation options.

For buyers: Start by getting a copy of the appraisal and checking for factual errors or relevant comparable sales that were omitted. Depending on the loan terms and purchase contract, you may be able to renegotiate, bring additional cash if the lender permits it, request a reconsideration of value through the lender, or exercise an appraisal contingency. Do not assume you can cancel without reviewing the contract and local rules.

For sellers: You can reduce the price, ask the buyer to cover some or all of the gap, split the gap, or provide factual corrections and relevant sales through the buyer's lender or the lender's reconsideration process. The lender and appraiser decide whether the valuation changes, and timing varies.

Stay Organized Through the Whole Process

The appraisal is one step in a much larger home buying timeline. Our Homebuyer Checklist at /homebuyer-checklist/ walks you through every stage — from mortgage pre-approval and house hunting through inspections, appraisal, and closing day — so nothing falls through the cracks.

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