How to Prepare Your Home for an Appraisal: A Practical Checklist

Homeowners often ask what they can do before an appraisal to get the best result. The honest answer is that an appraisal reflects the market value of your home as it stands, and a weekend of cleaning will not change that. What you can do is make sure the appraiser has full access and accurate information, so nothing that supports your home's value is missed. This checklist covers what genuinely helps and what is not worth the effort.

Why preparation matters

An appraiser spends 30 to 45 minutes in a typical home. In that time they measure the exterior, photograph every room, note condition and features, and ask about updates. If a room is locked, a basement is blocked, or the owner is unsure when the furnace was replaced, the appraiser has to work with less information. Good preparation removes those gaps.

1. Provide full access

• Unlock every room, including storage rooms, the furnace room and any secondary suite.
• Clear a path to the electrical panel, furnace, water heater and sump pit.
• Make sure the attic hatch is reachable if there is one.
• Unlock garages, sheds and shops. On acreages, open barns and quonsets.
• Secure pets, or let the appraiser know about them in advance.
• If the home is tenanted, give the tenant proper notice and confirm the time.

If part of the property cannot be inspected, the report must say so. Some lenders will not accept a report with that kind of limitation, which can delay your financing.

2. Prepare a list of updates

This is the single most useful thing you can do. Appraisers can see a new kitchen, but they cannot always tell that the shingles were replaced three years ago, the furnace is new, or the electrical panel was upgraded. A simple one-page list helps. Include the approximate year and, if you know it, the cost:

• roof, windows and exterior doors
• furnace, air conditioner, water heater and water softener
• electrical panel and any rewiring, including removal of older wiring
• plumbing, including any sewer line replacement
• insulation and attic upgrades
• kitchen and bathroom renovations
• basement development, including permits
• foundation repairs, weeping tile and sump installations
• additions, garages and decks

3. Gather supporting documents

Documents give the appraiser confidence that work was done properly. Useful items include building permits for additions and basement development, foundation repair warranties, engineering reports for riverbank or structural work, recent well water test results and septic pump-out records for rural properties, and a current real property report or survey if you have one.

4. Take care of small repairs

Small issues that affect function or safety are worth fixing before the inspection. A dripping tap, a missing handrail, a broken window pane, a door that will not latch or a cracked electrical cover plate can all leave an impression of deferred maintenance. They are inexpensive to fix and remove questions from the report.

If there is a larger known issue, such as water seepage in the basement, do not hide it. Disclose it and share any quotes or repair plans. Appraisers notice these things, and honesty protects you, especially if the appraisal supports a sale.

5. Tidy, but do not stage

Clutter does not lower market value, but it makes it harder for the appraiser to see condition and take clear photographs. A general tidy is helpful. Staging, fresh flowers and rearranging furniture are designed to influence buyers, not appraisers, and they will not change the value.

6. Note features the appraiser may miss

Some features are easy to overlook in a short visit:

• heated garage or shop with insulation and power
• in-floor heating
• upgraded insulation or windows with better energy ratings
• a recently replaced sewer line, especially in older Winnipeg neighbourhoods
• a backwater valve or sump with battery backup
• a drilled well with good water quality on an acreage
• solar panels and how they are owned

What not to worry about

• Paint colours and décor. Personal taste is not part of market value.
• Personal belongings. Furniture and possessions are not appraised.
• Last-minute cosmetic renovations. Rushed work rarely adds value and can look unfinished.
• Your purchase price or what you owe. These do not determine market value, although the appraiser may ask about a recent sale for context.

Should I share comparable sales?

If you know of recent sales that you believe are relevant, you can mention them. The appraiser will consider them along with their own research. What you should not do is suggest a target value or pressure the appraiser. For lender appraisals in particular, independence is a requirement, and attempts to influence the value can create problems for your financing.

Rural property checklist

For acreages and farm residences, add these items:

• water source: drilled well, sandpoint, cistern or rural water line
• wastewater: septic field, holding tank or lagoon, with age if known
• outbuilding sizes, heating and power
• acreage and how much land is being financed or appraised
• access in all seasons, especially if the lane is long or low-lying

Condo checklist

• monthly condominium fee and what it includes
• parking stall number and type, and any storage locker
• recent or upcoming special assessments, if known
• building amenities such as a gym, guest suite or party room

On the day

Be on time, or make sure whoever is providing access knows the plan. Hand the appraiser your list of updates, answer questions directly, and let them work. Most owners find the visit quick and uneventful.

Book your appraisal

Burley Appraisals inspects homes across Winnipeg and Southern Manitoba. Learn more about what happens during the inspection, or order an appraisal online.

Frequently asked questions

This article is general information, not legal, tax or financial advice. Speak with a qualified professional about your situation.