Why this matters

An appraisal establishes the lender’s and buyer’s view of your home’s market value. Small, targeted preparations often yield measurable increases in appraised value—impacting loan approval, loan-to-value (LTV) ratio, interest rates, and closing outcomes (Consumer Financial Protection Bureau: https://www.consumerfinance.gov/ask-cfpb/what-is-a-home-appraisal-en-1662/).

Quick checklist (start 4–6 weeks before appraisal)

  1. Curb appeal (low cost, high impact)
  • Mow, edge, trim shrubs, remove dead plants, power-wash driveways and siding.
  • Repaint or replace the front door hardware and add fresh house numbers.
  1. Clean and declutter interior (free–low cost)
  • Deep clean, remove excess furniture and personal photos, clear counters and closets so rooms appear larger and well maintained.
  1. Make priority repairs (moderate to high impact)
  • Fix leaks, broken windows, damaged flooring, faulty electrical outlets or HVAC issues; get receipts and warranties.
  1. Touch-up and neutral updates (medium–high impact)
  • Fresh neutral paint, minor kitchen/bath hardware updates, replace worn carpeting or refinish floors if needed.
  1. Document improvements and costs (critical)
  • Create a one-page improvements log with dates, receipts, permits, and before/after photos.
  1. Prepare comparable sales and neighborhood evidence (helpful when markets are changing)
  • Note recent nearby sales, especially homes with upgrades similar to yours.
  1. Consider staging key rooms (optional)
  • Staging or virtual staging can improve perceived use of space for higher subjective scoring by appraisers.

Documentation to have ready for the appraiser

  • Receipts and invoices for renovations, major repairs, and appliance replacements. Include permits if applicable.
  • Warranty and service records for HVAC, roof, and major systems. Appraisers note age and maintenance history.
  • A concise list of property upgrades with dates and contractor names.

Day-of-appraisal tips

  • Make utilities accessible and ensure the appraiser can walk the entire property (attic, basement, garage, outbuildings).
  • Leave the improvements packet and a one-page highlights sheet on the kitchen counter; point out unique features politely if asked.

Costs and expected impact

  • Estimates vary by market and scope; small repairs and cleaning ($200–$1,500) often deliver outsized returns compared with larger remodeling. Always treat cost estimates as local, not guaranteed.

When to ask for a second look or reconsideration

  • If the appraisal omits comparable sales you provided or includes factual errors (square footage, number of bedrooms), request a review with your lender and supply documentation. For lenders, see guidance on appraisal disputes (Consumer Financial Protection Bureau).

Common mistakes to avoid

  • Waiting until the last week to start—many effective steps take time (landscaping, contractor scheduling, permit completion).
  • Over-improving for your neighborhood—high-end remodels rarely recoup value if comparable homes don’t support those prices.
  • Hiding issues—appraisers are trained to spot deferred maintenance; transparency plus receipts is better.

Professional insight

In my 15 years advising homeowners, the most consistent wins come from addressing deferred maintenance and presenting clear documentation. One client added $20,000 to an appraisal after simple repairs, photos, and a two-page improvements summary.

Related resources on FinHelp

Authoritative sources

Disclaimer

This article is educational and not personalized financial advice. For guidance tailored to your situation, consult a licensed appraiser, real estate agent, or mortgage professional.