What to Do Before a Home Appraisal?

A home appraisal is when a licensed real estate appraiser comes to your property to assess its value. They typically happen during the escrow period before a sale closes, but can also happen during a refinance or at the request of an owner.

Owners typically want their property to reach a desired appraisal value, whether that’s for their own or a buyer’s financing needs. That leads to the question of what to do before a home appraisal to make sure your property shows its full value, avoids unnecessary deductions, and leaves no equity on the table.

The average home appraisal costs between $300 and $450, yet small, overlooked issues can reduce your value estimate by thousands. Spending just $200–$500 on minor repairs often prevents deductions of $500–$1,500, and thorough preparation can boost your appraised value by 2–5% in competitive markets.

High-impact tasks like deep cleaning, touch-ups, and staging often deliver returns that far outweigh their cost, putting you in a stronger negotiating position or yielding a better loan offer.

10 Essential Steps to Prepare for Your Home Appraisal

Whether you’re preparing for a sale, a refinance, or you’re just trying to maximize your home’s valuation, taking the right steps in the days leading up to the appraisal can make a measurable impact.

This guide walks you through things to do, with timelines, cost ranges, and ROI insights to help you feel confident and prepared when the appraiser arrives.

1. Deep Clean and Declutter (2 weeks before)

Before an appraisal, you want your home to shine like it’s auditioning for a real estate magazine cover. This isn’t your typical weekend cleaning, but a professional-level deep clean that focuses on every visible surface an appraiser might encounter (and tackling smells you might not see).

Tackle areas where appraisers spend the most time and that impact home values most: kitchens and bathrooms. These spaces should sparkle. Clean inside and outside of all windows to maximize natural light and make spaces feel larger.

Decluttering is equally important because it showcases your home’s square footage and room functionality. Remove personal items that might distract from the home’s features – family photos are lovely, but they shouldn’t compete with your home’s architectural details for attention. When an appraiser can see the flow and purpose of each space, they’re more likely to appreciate its full value potential.

While you can clean your own home, the level of cleanliness required for an appraisal takes time and skill. For many, it’s worth the $200-600 cost for professional cleaning because the potential value impact ranges from $500-2,000.

2. Complete Minor Repairs and Touch-ups (10-14 days before)

Have you heard of the famous “$500 rule?” It’s a simple rule followed by real estate professionals, who state that repairs costing under $500 typically prevent much larger appraisal deductions. If the cost isn’t high, leaving an issue for a home appraiser to find will likely result in a lower appraisal value.

Focus on the details that scream “well-maintained home.” Here are some examples of low-cost repairs:

• Fix leaking faucets
• Grease sneaky doors
• Tighten loose handles
• Patch nail holes
• Touch up paint scuffs
• Replace burned-out light bulbs
• Re-caulk bathroom tiles and kitchen backsplashes

These might seem like tiny (almost inconsequential) details, but appraisers notice everything. A home with multiple minor issues suggests deferred maintenance, which can significantly impact perceived value. Spending $200-400 on minor repairs typically prevents $500-1,500 in appraisal value reductions. The math is simple, and the peace of mind is priceless.

3. Enhance Curb Appeal and Exterior Presentation (1-2 weeks before)

Curb appeal matters when getting an appraisal just as much as it matters when you’re attracting buyers. Your home’s exterior creates the appraiser’s initial value impression before they even step inside. Your goal is to make them think “wow” instead of “yikes” when they pull up to your property.

You don’t need to invest a lot of money into improving curb appeal. Here are some simple ways to improve presentation at a low cost:

• Pressure wash exterior surfaces, driveways, and walkways
• Trim landscaping and add fresh mulch to flower beds
• Mow and edge your lawn the day before your appraisal
• Clean outdoor light fixtures and make sure your house numbers are visible
• Remove clutter from porches, yards, and visible storage areas

If exterior trim needs attention, now’s the time for sanding, painting, or staining. A home’s curb appeal is an area where it’s okay to invest a little more for a better return on investment.

Virginia Tech research shows that landscaping improvements can increase home value by 10-12%. An investment of $300-800 in exterior improvements typically yields a $1,000-3,000 value increase. While it’s a cost, your curb appeal investment pays dividends.

4. Ensure All Safety Systems Function Properly (1 week before)

Appraisers are trained to check and evaluate the function of safety systems. These systems are each for homeowners to check themselves and make sure they are functioning correctly, before the home appraisal uncovers issues.

To prepare for a home appraisal, walk through your home and check these key items a week before your appraisal:

• Test smoke detectors on every level and replace batteries or outdated units
• Check carbon monoxide detectors near sleeping areas
• Verify fire extinguisher is charged, visible, and within easy reach
• Test GFCI outlets in kitchens, bathrooms, and outdoor areas (press “test” and “reset” buttons)
• Inspect stair railings to ensure they are stable and securely fastened
• Test your security system and update any monitoring contact information

Taking the time to check these systems now can help prevent an appraiser from making value deductions. While many of these are easy, low-cost fixes, it’s best to have the appraiser find them all in working order.

5. Optimize Lighting and Ambiance (3–7 days before)

It’s often underestimated how much lighting can impact the appearance of a house. Bright, well-lit homes feel more welcoming and clean, but lighting is also an important design element. Proper lighting can make rooms feel 15-20% larger. Appraisers consider a home’s overall condition and presentation, and good lighting can strongly influence that first impression.

Even if you’re not making any upgrades, in the days leading up to the appraisal:

• Replace any burned-out bulbs, and upgrade to brighter, energy-efficient LEDs
• Clean all light fixtures, ceiling fans, and lamps to maximize brightness
• Clean windows to make sure natural light comes in
• Remove heavy drapes or window coverings that block light
• Check that each room has balanced, sufficient lighting

The day of your home appraisal, you should make sure that all curtains and blinds are open to let in as much natural light as possible. It’s also important to set your thermostat to a comfortable temperature, even if the property is vacant.

If your lighting is outdated, consider replacing select fixtures, like entryway or dining room lights, with modern, neutral options. While appraisers don’t assign value to light fixtures alone, attractive and energy-efficient upgrades can support a higher condition rating and reinforce the impression of a well-cared-for home.

6. Prepare Documentation and Improvement Records (1 week before) 

Preparing for a home appraisal means more than just focusing on the house. Appraisers often don’t know what repairs or renovations have been made. For example, if you recently replaced the HVAC unit, this is what’s considered an invisible upgrade. However, a new HVAC system can help preserve property value, as it typically has a usable life of 15 to 20 years.

Because these types of “invisible upgrades,” taking the time to organize your home improvement records can have a significant payoff.

In the week leading up to your home appraisal, take the time to compile a short, one-page summary of major updates and repairs. Include:

• Dates, costs, and descriptions of improvements like new roofing, HVAC, flooring, or kitchen/bathroom remodels
• Copies of permits and warranties, if applicable
• Receipts for high-cost upgrades or structural work
• A list of energy-efficient or smart home features, such as solar panels, new insulation, smart thermostats, or LED lighting systems
• Square footage documentation, especially if you’ve made permitted additions or converted spaces

If you already have a record of upgrades, work receipts, and warranties, it can be helpful to put these into a binder for the appraiser as well. You can also include recent comparable properties (comps) in your neighborhood that support your home’s value, particularly if your property has more features or updates than nearby listings.

Having this packet ready helps the appraiser understand the full value of your home beyond what they can see on the surface. It also speeds up the home appraisal process and shows that you’re a prepared, proactive homeowner.

7. Address HVAC and Utility Systems (5–10 days before)

One of the quickest ways to lose value in an appraisal is a heating or cooling system that’s noisy, dirty, or underperforming. Appraisers look for failing or outdated systems, and these are considered red flags. An easy way to avoid an appraiser flagging the HVAC system is to get it serviced and replace the air filter.

If you haven’t done so recently, schedule a professional HVAC service about a week before the appraisal. This ensures your system is clean, quiet, and fully operational. Not only does it improve comfort, but it also tells the appraiser that your home has been well-maintained.

Don’t stop at the HVAC system before your home appraisal:

• Replace all air filters and ensure return vents are free of dust and obstructions
• Test the heating and cooling to confirm they respond properly
• Check that all vents are blowing evenly and quietly
• Ensure your thermostat is functioning correctly (smart thermostats should be intuitive and responsive)
• Inspect the water heater for visible signs of leaks, corrosion, or improper temperature settings
• Make sure the electrical panel is clearly labeled and accessible—bonus points if it’s neat and professionally done
• Test plumbing fixtures for strong water pressure and proper drainage

Utility systems are one of the biggest line items in a home’s value assessment. Taking time to get yours in top condition will help show that your house is built to last.

8. Stage Key Areas for Maximum Impact (2–5 days before)

Staging can make a big difference in how your home presents to homebuyers and appraisers. While home appraisers aren’t judging based on style, they do consider functionality and the property’s maintenance.

The right kind of staging can help your property stand out. Here are some staging home appraisal tips:

• Arrange furniture to maximize space and flow
• Remove excess furniture
• Make beds with neutral, clean bedding
• Add a few fresh flowers or plants
• Set the dining table
• Organize closets and storage areas
• Put away personal items

According to the National Association of Realtors, professional staging can increase perceived value by 6–10%, and even if you stage your home yourself, it can still deliver a strong return. Your goal is to help the appraiser see the full potential of your space.

9. Handle Specific Property Type Considerations (1 week before)

Not all properties are appraised the same way. For example, if your home is a condo or townhome, the appraiser will consider factors beyond your unit, like the condition of shared spaces and the financial health of the HOA. In preparation, make sure common areas are clean and presentable, and have recent comparable homes from your building or community ready to share if available. It’s also helpful to have HOA documents that outline reserve funds, upcoming assessments, and maintenance responsibilities, which can all influence perceived value.

If you’re preparing a luxury or custom-built home for appraisal, your focus should be on highlighting features that go beyond standard finishes. Think premium materials, professional-grade appliances, custom millwork, or bespoke design elements. Make a list of major upgrades or additions, and gather any relevant receipts, builder specs, or architectural plans to help the appraiser understand the level of investment and uniqueness your home offers.

For rural properties or homes with land, appraisers must factor in the house, but also the land’s utility, layout, and any additional structures. Be ready to show recent maintenance records for well or septic systems, especially if these are critical to the home’s livability. It’s also important to highlight acreage value, fencing, barns, or other outbuildings that may not be immediately obvious in a traditional valuation. If available, provide a recent survey or plat map to clarify lot boundaries and usable space.

10. Final 24-Hour Preparation and Day-of Strategy

The day before your home appraisal, most of your preparation is complete. The final 24 hours are about making sure everything looks and works as it should.

Start with a final walk-through of the entire property. Make sure everything is clean, staged, and in working order. Look for small details that might have been overlooked: burned-out bulbs, clutter in corners, personal items on countertops, or smudges on mirrors and windows.

On appraisal day, be present (if possible), but avoid hovering or over-explaining. Appraisers are trained to assess independently, and while being helpful is fine, too much input can feel intrusive or biased. This is where the one-page summary of recent improvements comes in handy. Leave it on the kitchen counter or dining table, and be available to answer questions as needed.

Right before your home appraisal, don’t forget to:

• Secure pets
• Unlock gates, garage doors, and utility areas
• Have utility bills or system info ready

Appraisers are working on a tight schedule and must stay objective, but small touches, like a fresh-smelling space and well-lit rooms, can reinforce value.

What Not to Do Before Your Appraisal

Knowing what to do before a home appraisal is important, but so is knowing what not to do. You want to make sure your time, effort, and money go to areas that will pay off the most.

Don’t Over-Improve

Often, an appraisal happens after an offer has been accepted. If this is the case for you, don’t make any real improvements besides making sure that everything is in working order. At this point, the offer to buy was made on the current condition and appearance of the home, and changes could impact the buyer’s decision.

But, if you are going through the appraisal process for a different reason, such as at the request of a mortgage lender to refinance the property, it can be tempting to squeeze in major updates. However, this often backfires. Expensive renovations rarely deliver a full return on investment in the short term, and improvements that don’t match neighborhood standards may not add much value at all. Even worse, if the work requires permits and you don’t have them, it could create delays or raise compliance questions. Stick to smaller, cost-effective improvements that improve your home’s condition without overextending your budget.

Don’t Neglect Hidden Issues

Some homeowners hope that small issues like a slow drain or a breaker that trips will go unnoticed. But appraisers are trained to spot signs of deferred maintenance, and ignoring problems often raises bigger concerns about the home’s overall condition.

Avoid quick cosmetic fixes before a home appraisal that mask underlying issues, and don’t skip professional help for serious concerns like plumbing leaks or electrical problems. Addressing these before the appraisal process is almost always less expensive than dealing with the deductions they cause in an appraisal report. Plus, more often than not, these are issues that need to be taken care of for the general health of your property anyway.

Don’t Interfere with the Process

Real estate appraisers are professionals and need time to complete their job. Interrupting them or guiding their appraisal process will only slow them down and likely cause irritation.

While being available to answer questions is helpful, hovering over the appraiser or providing excessive documentation will be counterproductive. Appraisers must remain objective, and too much interaction can feel like influence, which may cause them to remove themselves from the job. Provide a concise list of improvements and any supporting documents they might need, then give them space to work. Respect their time, their process, and their professional judgment, while being available for questions.

Costs and ROI of Preparation

Unless you’ve kept your property in pristine condition, preparing your home for an appraisal takes time and, in many cases, money. But when done strategically, these investments typically pay for themselves (or often several times over) by preventing value deductions and improving your home’s perceived condition.

Immediate Preparation Investment

You want your home appraisal report to deliver a satisfactory value, and that usually requires some immediate preparation. Some of the most impactful appraisal prep tasks are also the most affordable:

• Deep cleaning: $200–$600 for professional services, or free (plus the cost of time) with DIY effort
• Minor repairs and touch-ups: $300–$800 for things like fixing leaks, patching holes, or replacing hardware
• Landscaping improvements: $200–$500 for trimming, mulching, and lawn care
• Staging supplies and décor: $100–$300 for fresh linens, plants, or neutral accessories
• HVAC servicing: $150–$300 for inspection and cleaning

Altogether, expect to invest between $800 and $2,500 for a thorough, well-rounded preparation. However, the right kind of preparation from following a home appraisal checklist can prevent $2,000–$8,000 in value loss from common deductions.

Potential Value Impact When You Prepare for a Home Appraisal

A well-prepared home typically appraises 3–7% higher than one with obvious maintenance issues or poor presentation. For a $400,000 home, that’s an increase of $12,000–$28,000. That is far more than the average repair and preparation cost. Furthermore, many of the problems that get fixed while preparing for a home appraisal need to be addressed, whether or not the property is going through the appraisal process.

Even small improvements offer strong ROI:

• $500 in landscaping often returns $1,500–$3,000 in perceived value
• $300 in minor repairs can prevent $1,000+ in appraisal adjustments

While you might not see the value clearly in a line statement on the appraisal report, it will be noticeable in the lack of value deduction. Appraisers see hundreds of homes a year; they know how to identify properties that are poorly maintained and how that impacts their market value.

Home Location Regional Cost Variations

The cost to prepare for a home appraisal varies depending on your market. Urban areas typically run 20–40% higher than suburban or rural areas due to labor rates and service demand. However, in competitive urban markets, the value impact is often proportionally greater, so the extra investment is often worthwhile.

Post-Appraisal Action Plans

Once your appraisal is complete, the results will guide your next steps. Whether the value meets expectations or falls short, you should have a plan so you know how to respond and what next steps to take.

If the Appraisal Meets Expectations

If the appraisal value meets your expectations and needs, then your work paid off! Even if you’re satisfied with the result, keep your documentation organized. File away your list of improvements, permits, and warranties for future use. You’ve already done the hard work in getting it organized; now you can use the resources as needed.

The same goes for taking care of your property. Continue following your home maintenance schedule to preserve the property’s condition and value. Sometimes, a home appraiser will offer feedback on potential upgrades. These are usually upgrades that are seen as standard in the market. It can be smart to use these tips to plan future improvements that could further boost your home’s worth.

If the Appraisal Comes in Low

A lower-than-expected appraisal doesn’t have to derail your plans. You still have options. First, request a copy of the appraisal report and review it carefully. Look for missing improvements, incorrect square footage, or outdated comparable sales. If you spot discrepancies, you can request an appraisal review or submit additional comparable data to support a higher valuation.

In a sale, you may be able to negotiate with the buyer by either adjusting the price or finding a middle ground through concessions. Low appraisals happen, particularly in hot real estate markets where competition drives prices beyond the recent sales of comparable homes.

In a refinance, you might choose to delay financing until you can make the needed improvements and try again. Alternatively, if it’s a cash-out refinance, you can talk to your mortgage lender about reducing the loan amount. Either way, always keep the timeline in mind, especially if you’re working under a purchase contract or rate-lock deadline.

Be Ready, Be Prepared, Get Support

Real estate appraisers are trained to be conservative; if you want to achieve your desired appraisal value, you need to strategically present your property so that its full value is obvious. By following the steps outlined here, homeowners can reduce unnecessary deductions, highlight the features that set their home apart, and make sure the final report reflects the highest value.

While the appraisal itself is a neutral, fact-based process, your preparation can influence how those facts are perceived. And when it comes time to sell or refinance, having the guidance of a knowledgeable real estate agent can make all the difference. They will help you understand your appraisal, price your home, and position it competitively in your market.

FastExpert makes it simple to find and connect with the best local real estate agents for your needs. You can compare agents, read verified client reviews, and choose someone with the right expertise to guide you through selling, buying, or your next appraisal.

Start your search with FastExpert and connect with the right agent to help you get the most from your home.