What Not to Tell a Home Appraiser: A Comprehensive Guide
When you’re preparing to sell, refinance, or simply assess the value of your property, a home appraisal is a crucial step. The appraiser’s job is to provide an unbiased, professional opinion of your home’s market value. While it’s natural to want the highest possible appraisal, your words and actions during the process can have a significant impact—sometimes in ways you might not expect. Here’s an in-depth look at what you should avoid saying or doing when interacting with a home appraiser, and why it matters.
Statements and Behaviors to Avoid
- “I Think My House Is Worth More Than That.”
It’s tempting to share your personal opinion about your home’s value, especially if you’ve invested time and money into improvements. However, voicing your expectations or beliefs can come across as an attempt to sway the appraiser’s professional judgment. Appraisers rely on objective data—recent comparable sales, local market trends, and the condition of your property—not the homeowner’s opinion.
Why avoid it?
Expressing your desired value can be seen as undue influence. Appraisers are trained to remain impartial, and such comments may make them uncomfortable or even raise ethical red flags.
- “A Similar Home Down the Street Sold for Much More.”
While it’s helpful to provide information about recent sales in your neighborhood, cherry-picking the highest sale or making subjective comparisons isn’t useful. Unless you have concrete documentation (such as MLS sheets or listing information) and the homes are truly comparable in size, condition, and features, this statement can undermine your credibility.
Why avoid it?
Appraisers conduct their own research and will consider all relevant sales—not just the highest ones. Overstating or misrepresenting comps can be counterproductive.
- “I Did All the Renovations Myself.”
Pride in your DIY skills is understandable, but self-completed work may not always meet professional standards or local building codes. If renovations or additions were done without permits or proper inspections, this can actually lower your home’s value or raise concerns about safety and quality.
Why avoid it?
Unpermitted or substandard work can be a liability. Only mention upgrades if you have receipts, permits, or documentation to prove their quality and compliance.
- “Zillow Says My House Is Worth…”
Online valuation tools like Zillow’s Zestimate can be wildly inaccurate. Appraisers do not rely on these automated estimates, as they lack the nuance and local expertise required for a true market analysis.
Why avoid it?
Referencing online estimates signals a lack of understanding of the appraisal process and may diminish your credibility in the appraiser’s eyes.
- “The Neighbor’s Appraisal Was Higher.”
Every property is unique, and the circumstances of your neighbor’s appraisal may be entirely different. Appraisers consider a wide range of factors, including lot size, upgrades, layout, and even the timing of the appraisal.
Why avoid it?
Comparing your home to a neighbor’s appraisal is irrelevant and may come across as argumentative or uninformed.
- “I’ve Already Scheduled a Second Appraisal.”
Mentioning that you plan to get another appraisal if you’re unhappy with the result can be interpreted as a threat or an attempt to pressure the appraiser. This is not only unprofessional but could also backfire.
Why avoid it?
Appraisers are bound by ethical standards and may report any attempts to influence their work. Creating an adversarial atmosphere is never helpful.
- “Is It Going to Appraise for the Price I Need?” or “Can You Make Sure It Comes in at This Value?”
Never ask an appraiser to “hit a number” or confirm that your home will appraise for a specific amount. This is considered undue influence and is strictly prohibited by industry regulations.
Why avoid it?
Such requests can put the appraiser in an ethical bind and may even be reported as a violation of professional standards.
- “Do Your Best to Get the Value as High as Possible.”
Any statement that suggests the appraiser should inflate the value is inappropriate and unethical. The appraiser’s role is to provide an honest, unbiased opinion—not to advocate for the homeowner.
Why avoid it?
This can be interpreted as an attempt to manipulate the process and may have serious consequences.
- Withholding Major Issues or Defects
While you aren’t required to point out every minor flaw, deliberately hiding significant issues—like foundation problems, unpermitted additions, or environmental hazards—can be considered fraudulent.
Why avoid it?
If discovered later, these omissions can lead to legal and financial repercussions. Transparency is always the best policy.
- Hovering or Following the Appraiser During the Inspection
It’s natural to be curious, but shadowing the appraiser as they inspect your home can be distracting and uncomfortable for them. It may also appear that you’re trying to influence their observations.
Why avoid it?
Give the appraiser space to do their job thoroughly and objectively. If you have important information, provide it at the beginning or end of the visit.
What You Should Do Instead
- Provide Relevant Documentation: Offer receipts, permits, and a list of upgrades or repairs. This helps the appraiser understand the true value of your improvements.
- Be Honest and Transparent: If asked about the home’s condition or history, answer truthfully. Concealing problems can cause bigger issues later.
- Share Useful Information: If you know of recent comparable sales or unique neighborhood features, provide factual, documented details.
- Prepare Your Home: Ensure the property is clean, accessible, and well-presented. Small touches can make a positive impression.
- Respect the Appraiser’s Process: Allow them to work independently and answer any questions they may have.
Summary Table: What Not to Tell a Home Appraiser
| What Not to Say or Do | Why It’s a Problem |
|---|---|
| State your desired or expected value | Seen as pressure or bias attempt |
| Reference online estimates (e.g., Zillow) | Not credible to professionals |
| Compare to neighbor’s appraisal | Not relevant; each property is unique |
| Mention self-completed work without documentation | May not meet standards; can hurt value |
| Schedule/apply pressure for a second appraisal | Perceived as intimidation |
| Request “highest possible value” | Undue influence; unethical |
| Hide major defects or issues | Can be considered fraud; may backfire |
| Follow the appraiser during inspection | Distracting; hinders objective assessment |
Final Thoughts
Appraisers are trained to be impartial and to base their opinions on facts, not feelings or pressure from homeowners. The best way to ensure a fair and accurate appraisal is to be prepared, provide relevant information, and maintain a professional, respectful interaction. By avoiding the statements and behaviors listed above, you’ll help the process go smoothly—and ensure that your home is valued as accurately as possible.
