What Does an Appraiser Look at During a Home Appraisal? A Room-by-Room Guide
Updated: Sep 28
"Should I repaint the living room?"
"Does a messy house lower my appraisal?"
"Are you going to open every closet?"
These are some of the most common questions I hear from homeowners before an appraisal.
After completing thousands of residential appraisals throughout Niagara, Hamilton, Burlington, Brantford, Haldimand, and surrounding Ontario communities, I've learned that most homeowners worry about the wrong things.
Many people spend hours cleaning baseboards or hiding laundry baskets when, in reality, they're overlooking the factors that have a much greater impact on market value.
The good news? A professional appraisal isn't a white-glove inspection, and it's certainly not about judging how tidy your home is.
In this guide, I'll walk you through what a professional appraiser actually looks at during a home appraisal, room by room, and explain which features influence value the most.
First Things First: What Is the Purpose of a Home Appraisal?
A real estate appraisal is an independent opinion of your property's market value based on current market evidence.
An appraiser doesn't determine what a homeowner hopes the property is worth or what a buyer wants to pay.
Instead, the goal is to estimate what a typical buyer would likely pay for the property in today's market, considering its location, condition, size, features, and recent comparable sales.
The inspection is just one part of the appraisal process. Much of the work actually happens after the inspection, when the appraiser researches market data and analyzes comparable properties.
Before I Even Walk Through the Front Door
The appraisal often begins before I enter the home.
As I arrive, I'm already observing features that contribute to market value.
These may include:
The overall neighbourhood
Traffic levels
Proximity to schools and parks
Nearby commercial uses
Views
Lot characteristics
The condition of neighbouring homes
General curb appeal
These aren't observations made to judge a property—they help place your home within the context of its surrounding market.
The Exterior
The exterior tells an important part of your home's story.
During the inspection, I may observe:
Roof condition
Siding
Brick or stone
Foundation
Windows
Doors
Driveway
Garage
Decks
Porches
Landscaping
Drainage
Fencing
Outdoor living areas
I'm not performing a home inspection or identifying every maintenance issue, but I do consider the property's overall condition and market appeal.
The Front Entrance
First impressions matter—not just for buyers, but also in understanding how the property has been maintained.
A welcoming entrance can contribute to overall marketability.
Features that buyers often appreciate include:
Covered entryways
Updated front doors
Quality finishes
Functional layouts
Good natural lighting
The Living Room
When assessing the living room, I'm generally looking at:
Size
Layout
Ceiling height
Flooring
Natural light
Overall condition
Quality of finishes
I'm not evaluating furniture or decorating style.
Whether your sofa is new or twenty years old doesn't affect your home's market value.
The Kitchen
The kitchen is one of the most important rooms in any home.
Buyers often place significant value on:
Functional layouts
Updated cabinetry
Quality countertops
Modern appliances
Storage
Lighting
Overall condition
However, it's important to remember that spending $100,000 on a kitchen renovation doesn't necessarily increase market value by $100,000.
Market value depends on what buyers are willing to pay, not simply what was spent.
Bathrooms
Bathrooms can have a meaningful impact on buyer appeal.
I look at:
Number of bathrooms
Overall condition
Updates
Fixtures
Functionality
Quality of finishes
A clean, functional bathroom often contributes more to buyer confidence than luxury finishes alone.
Bedrooms
Bedrooms are evaluated based on:
Size
Layout
Closet space
Natural light
Functionality
No, I'm not judging how neatly your clothes are folded.
Do Appraisers Look Inside Closets?
This is probably one of the questions I'm asked most often.
The answer is: sometimes, but not because I'm checking what's inside.
Closets may be briefly viewed to confirm room functionality or if access to certain building components is required. I'm not interested in how full they are or how they're organized.
The Basement
Finished basements often contribute to market appeal.
Depending on the property, I may consider:
Finished living space
Ceiling height
Overall condition
Moisture issues
Walkout access
Additional bathrooms
Recreation rooms
Home offices
If there's a legal secondary suite, that may also be an important consideration depending on the assignment.
The Garage
Garages can influence value, particularly in communities where parking is limited.
I typically note:
Attached or detached
Number of parking spaces
Overall condition
Functionality
I'm not judging how many tools, bicycles, or hockey equipment are stored inside.
Renovations
Homeowners are often eager to point out recent improvements—and that's helpful.
Examples include:
New roof
Furnace
Air conditioning
Windows
Kitchen renovation
Bathroom updates
Flooring
Insulation
Electrical upgrades
Plumbing improvements
If you've completed significant renovations, having receipts or a summary available can be helpful.
What Doesn't Matter Nearly As Much As People Think
Over the years, I've heard homeowners apologize for all kinds of things.
In most cases, these have little or no impact on market value:
Dirty dishes in the sink
Toys on the floor
Laundry waiting to be folded
Unmade beds
Temporary clutter
Outdated furniture
Family photos
Paint colours (unless they're unusually extreme or affect market appeal)
Remember, an appraisal isn't a housekeeping inspection.
What Matters Most
If I had to summarize the biggest factors influencing market value, they'd be:
✔ Location
✔ Lot characteristics
✔ Size
✔ Overall condition
✔ Layout
✔ Quality of construction
✔ Renovations
✔ Market conditions
✔ Recent comparable sales
Everything else helps tell the property's story.
Five Things You Can Do Before Your Appraisal
Make sure every room is accessible.
Prepare a list of recent renovations and improvements.
Have receipts available if possible.
Ensure pets are safely secured.
Relax.
A professional appraiser isn't looking for perfection, they're looking for an accurate understanding of your property.
Frequently Asked Questions
Does a messy house lower an appraisal?
Temporary clutter typically has little impact on market value. Appraisers focus on the property's condition, layout, features, and market evidence rather than housekeeping.
Should I paint before my appraisal?
Only if paint is significantly damaged or in poor condition. Neutral, well-maintained finishes may improve buyer appeal, but repainting isn't always necessary.
Do appraisers move furniture?
Generally, no. Appraisers inspect accessible areas but do not conduct invasive inspections or move heavy furniture.
Should I tell the appraiser about renovations?
Yes. Providing a list of significant improvements and approximate completion dates can be helpful during the appraisal process.
Final Thoughts
A home appraisal is much more than a walkthrough. While the inspection provides valuable information about your property's condition and features, the final opinion of value is based on a combination of the inspection, market research, and professional analysis.
If you're preparing for an appraisal, don't stress about having a perfectly spotless home. Focus instead on ensuring the property is accessible and providing information about any meaningful improvements you've made over the years.
At Cade Appraisals Inc., we proudly provide independent residential, commercial, estate, matrimonial, and retrospective appraisal services throughout Niagara, Hamilton, Burlington, Brantford, Haldimand, and surrounding Ontario communities. If you have questions about an upcoming appraisal or would like to request a quote, we'd be happy to help.
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