How Realtors Can Prepare for an Appraisal: A Practical Guide
An appraisal is an important part of many real estate transactions, but it doesn't have to be a stressful mystery.
While a Realtor cannot—and should not—try to influence an appraiser's opinion of value, there are several legitimate, practical steps you can take to make sure the property is presented accurately and the appraiser has the information needed to complete a well-supported appraisal.
A little preparation can help prevent avoidable delays, clarify important property details, and make sure significant improvements and features aren't overlooked.
At Madison Block Appraisals, we regularly see how organized property information and good communication can make an appraisal assignment smoother for everyone involved.
Here is a practical guide Realtors can use before the appraiser arrives.
1. Make Sure the Property Is Accessible
This sounds simple, but access problems are one of the easiest things to prevent.
Before the inspection, confirm that the appraiser will be able to access:
All interior rooms
Garage
Attic access, if reasonably accessible
Crawl spaces, if applicable
Exterior areas
Detached garages
Shops
Barns
Casitas or other additional living areas
Pools and other significant site improvements
If there is a tenant, seller, or other occupant, make sure everyone knows the date and approximate time of the inspection.
For rural properties, access can require additional planning. Make sure gates are unlocked, animals are safely secured, and the appraiser can reach all relevant structures.
If there are locked outbuildings, gated areas, or other portions of the property that cannot be accessed, let the appraiser know ahead of time.
A simple tip
Before confirming the appointment, ask yourself:
"If I were the appraiser, could I inspect everything I need to see without having to track someone down?"
If the answer is no, fix the issue before the appointment.
2. Make Sure the Home Is Presentable—but Don't Stress About Making It Perfect
An appraisal inspection is not a home inspection.
The appraiser is primarily documenting the property's characteristics, condition, quality, improvements, and other factors that may affect market value.
You do not need to stage the home like an open house.
However, a clean and reasonably organized property makes it easier to inspect and document.
Before the appointment, consider:
Clearing clutter from rooms and hallways
Making sure all rooms are accessible
Moving items away from important features
Clearing access to electrical panels and mechanical equipment
Removing items blocking windows or doors
Making sure the appraiser can see flooring and major finishes
Securing pets
The goal isn't to make the house look expensive.
The goal is to make it easy to inspect.
Address Obvious Safety Hazards Before the Appraisal
One often-overlooked but important part of preparing a property for an appraisal is making sure there are no obvious safety hazards present at the time of inspection.
If there are clearly visible issues that could be considered safety concerns—such as exposed wiring, broken stairs, missing handrails, unsecured access points, or other hazardous conditions—it is best to address or remove them if possible before the appraiser arrives.
The reason for this is simple: appraisers are required to observe and report obvious safety issues as part of their inspection. If significant hazards are present, they may need to be noted in the appraisal report, which can sometimes lead to additional requirements, repairs, or delays in the closing process depending on the loan type and lender guidelines.
While not every minor issue will impact the appraisal, taking reasonable steps to correct or secure obvious safety concerns helps keep the focus on the property’s value and condition rather than avoidable compliance issues.
In short, a quick safety check before the appointment can help prevent unnecessary complications and keep the transaction moving forward smoothly.
3. Prepare a List of Recent Improvements
This is one of the most useful things a Realtor can provide.
If the seller has made significant improvements, create a simple improvement list for the appraiser.
Include:
What was done
Approximate completion date
Approximate cost, if known
Whether permits were obtained, when applicable
Any relevant documentation
For example:
Recent Improvements
Roof replaced — 2024 — approximately $18,000
HVAC replaced — 2023 — approximately $12,000
Kitchen remodeled — 2025 — approximately $35,000
New flooring — 2025 — approximately $9,000
Pool resurfaced — 2024 — approximately $7,500
New windows — 2023 — approximately $15,000
You don't need to create a 20-page packet.
A concise, organized list is usually much more useful.
Why this matters
An appraiser may be able to observe that a home has a newer roof or remodeled kitchen, but they may not know when the work was completed or the extent of the improvements.
Providing that information helps ensure the property is accurately described and compared with the appropriate properties.
4. Don't Forget the Improvements That Aren't Inside the House
Realtors naturally tend to focus on kitchens, bathrooms, flooring, and other interior improvements.
But significant site improvements can also matter.
Make sure the appraiser knows about things such as:
Detached garages
Workshops
Large shops
Barns
Horse facilities
Guest houses
Casitas
Pools
Solar installations
Extensive landscaping
RV parking
Fencing
Additional driveways
Patios
Outdoor kitchens
Other significant structures
This is particularly important for acreage and rural properties.
A property with a house, large shop, horse facilities, fencing, and several acres is very different from a typical suburban property.
At Madison Block Appraisals, we regularly work with properties involving acreage, wells, septic systems, horse properties, and large outbuildings. Providing this information upfront can help make sure the appraiser understands the property before beginning the comparable-sale analysis.
5. Gather Information About the Well and Septic System
For rural properties, this information can be particularly helpful.
If the property has a private well, gather any available information regarding:
Well registration
Well depth
Pump information
Recent well testing
Production information, if available
Water quality testing
For septic systems, useful information may include:
Septic permit
System type
Tank size
Number of bedrooms the system was designed to support
Recent inspections or pumping records
You don't necessarily need every document listed above for every appraisal.
The important thing is to identify whether there is information that could help clarify the property's characteristics.
6. Verify the Basic Property Information
Before the appraisal, review the information you already have about the property.
Pay particular attention to:
Address
Legal description
Lot size
Living area
Bedroom count
Bathroom count
Garage capacity
Year built
Property type
Additional structures
Pool
Solar
HOA
Any unusual features
If something appears incorrect in the MLS, county records, previous appraisal, or listing information, don't simply assume the appraiser will figure it out.
Bring the discrepancy to the appraiser's attention.
A particularly important example: square footage
Different sources can sometimes report different square footage.
For example, MLS might show 2,100 square feet while county records show 1,950 square feet.
That doesn't necessarily mean one source is wrong.
The appraiser may need to determine the appropriate reported living area based on the property's physical characteristics and the requirements applicable to the assignment.
If you know there is a discrepancy, tell the appraiser rather than hiding it.
7. Provide Relevant Comparable Sales—Not Just the Highest-Priced Sales
This is where Realtors can provide particularly useful market information.
If you believe there are sales that are highly comparable to the subject property, provide them.
But don't send the appraiser every expensive house in the neighborhood.
Instead, focus on sales that are genuinely relevant.
For each comparable, consider providing:
Address
Sale price
Sale date
Distance from the subject
Why you believe it is comparable
Important similarities
Important differences
For example:
"This property sold for $475,000 three months ago. It has a similar 2-acre lot, similar living area, similar age, and a comparable detached shop. The primary difference is that the subject has a newer roof and remodeled kitchen."
That is much more useful than:
"Please use these comps."
The appraiser will independently analyze the sales, but relevant information from a Realtor can help ensure potentially useful market data is considered.
8. Provide Pending or Recent Contract Information When Appropriate
Closed sales aren't the only source of market information.
Recent pending transactions and current listings can help an appraiser understand what is happening in the market today.
For example, if several similar properties have recently gone under contract at prices higher or lower than older closed sales, that may provide useful context regarding current market conditions.
Again, the appraiser has to independently verify and analyze this information.
Your job isn't to tell the appraiser what the property is worth.
Your job is to provide relevant market information and explain why you believe it may be useful.
9. Point Out Features That Are Difficult to See or Understand
Some valuable property characteristics aren't immediately obvious during a brief inspection.
For example:
Hidden storage
Upgraded insulation
Recent structural improvements
High-end mechanical systems
Additional utility infrastructure
Solar ownership versus lease
Water rights or other site considerations
Special construction features
Permitted additions
Custom upgrades
Recently completed renovations
If there's something important about the property that an appraiser might not know simply by looking at it, put it in writing.
A short note can prevent confusion later.
10. Have Documentation Available for Permitted Improvements
If the property has additions, conversions, guest houses, casitas, detached living areas, or other potentially significant improvements, gather whatever documentation is available.
This might include:
Building permits
Plans
Receipts
Contractor documentation
County records
Certificates of occupancy
Other relevant documentation
This is especially important when the property contains an improvement that may not be clearly reflected in public records.
The existence, legality, utility, and market acceptance of an improvement can all be important considerations depending on the assignment.
11. Tell the Appraiser About Anything Unusual Before the Inspection
If you're dealing with a property that is outside the norm, don't be afraid to say so.
Examples include:
10+ acres
Horse property
Large custom home
Multiple detached structures
Manufactured home
Mixed construction
Guest house
Significant acreage
Private well
Septic
Large workshop
Unusual architectural design
This isn't about convincing the appraiser that the property deserves a higher value.
It's about making sure the appraiser knows what they're walking into.
At Madison Block Appraisals, we have experience with many of these property types throughout Pinal, Pima, and Maricopa Counties. Early communication can be particularly helpful when a property may require additional research or a broader search for comparable sales.
12. Don't Try to "Prepare" the House by Making Expensive Last-Minute Changes
One of the biggest mistakes a seller can make is spending thousands of dollars immediately before an appraisal simply because they believe it will increase the appraised value.
Not every improvement produces a dollar-for-dollar increase in value.
If a seller is considering spending $15,000 on landscaping before the appraisal, for example, that doesn't necessarily mean the home's value will increase by $15,000.
If there are obvious maintenance issues, addressing them may make sense for many reasons—but Realtors should avoid promising that a particular repair will result in a specific increase in appraised value.
Instead, focus on:
Accurate information + reasonable condition + good access + relevant market data.
Those things are far more useful than trying to make the property look artificially impressive for one particular appointment.
A Simple Realtor Appraisal Prep Checklist
Before the appraiser arrives, run through this quick list:
Property Access
All rooms accessible
Garage accessible
Attic/crawlspace access available when applicable
Detached structures unlocked
Gates unlocked
Pets secured
Occupants notified
Property Information
Confirm address
Review bedroom/bathroom count
Review living area
Verify lot size if known
Identify additional structures
Identify pool, solar, RV parking, etc.
Note any unusual property characteristics
Improvements
Prepare list of major improvements
Include approximate dates
Include costs when available
Gather permits/documentation
Include major exterior improvements
Include outbuildings and site improvements
Market Information
Identify truly comparable closed sales
Identify relevant pending sales
Provide useful context for each comparable
Explain why particularly relevant sales should be considered
Rural/Complex Properties
Well information
Septic information
Outbuilding information
Horse facility information
Acreage information
Access/gate instructions
Any other unusual property characteristics
What Not to Do
Preparing for an appraisal doesn't mean trying to influence the appraiser.
Avoid:
Telling the appraiser what value you need
Insisting that a particular comparable "must" be used
Providing only the highest-priced sales
Exaggerating the quality of improvements
Hiding property issues
Asking the appraiser to "hit" the contract price
Following the appraiser around the property and arguing about value
Promising the seller that a specific improvement will increase value by a specific amount
A professional appraiser is required to develop an independent opinion of value.
The best approach is to provide accurate, relevant information and allow the appraiser to analyze it independently.
The Goal: Make the Appraiser's Job Easier
The best appraisal preparation isn't about trying to influence the final number.
It's about making sure the appraiser has:
Access + accurate property information + improvement documentation + relevant market data.
When those pieces are in place, the appraiser can spend more time doing what they're there to do: analyzing the property and the market.
At Madison Block Appraisals, we appreciate Realtors who provide organized, relevant information and communicate clearly about the property. It makes the process easier for everyone and can help prevent avoidable delays or misunderstandings.
If you're a Realtor preparing to list or sell a property and you know the home has unusual features, extensive improvements, acreage, outbuildings, or other characteristics that may make valuation more complex, Madison Block Appraisals can help.
We provide residential appraisal services throughout Pima, Pinal and Maricopa Counties, including conventional and FHA lending appraisals, pre-listing appraisals, and market value consultations.
The best time to think about appraisal risk is before the appraisal is ordered.
Contact Madison Block Appraisals
This article is provided for general educational purposes and is not intended to provide a specific opinion of value for any individual property. Appraisal requirements and procedures can vary depending on the intended use of the appraisal and the parties involved.
You may also like to read:
What Can Cause an Appraisal to Come in Low? 10 Issues Realtors Should Watch For
Understanding Appraisal Adjustments: A Realtor’s Guide to Reading the Sales Comparison Grid
