Selling a home—especially under pressure from foreclosure, divorce, or a sudden move—can feel overwhelming. One of the biggest hurdles is the home appraisal, which determines the appraised value your bank or buyer will accept. The appraiser’s report can make or break a sale: if the home appraises low, a buyer’s loan can fall through or you may have to renegotiate. Understanding what appraisers look for gives you power to prepare your home and avoid surprises. MaxNet Homes founder Tricia Watts, whose team helps distressed sellers, knows this process can be stressful. By focusing on the key factors below, you’ll know what to expect and how to get the best outcome. (And if time is short, remember that a local all-cash offer can bypass the traditional appraisal hurdles altogether.)
- Structural condition and size. Appraisers note basic property facts: total square footage, number of bedrooms/bathrooms, and whether there’s a garage or ADU. Bigger homes with more functional rooms generally appraise higher. They also inspect the condition of the structure – roof, foundation, walls, floors, windows and doors – as well as major systems like plumbing, electrical and HVAC. Any signs of leaks, cracks, or outdated systems can lower value. For example, a roof needing replacement or old wiring will be noted, and may drag down your appraised value.
- Interior features. Inside, appraisers check what’s built-in and its condition. They walk through the whole house (yes – they do go inside) to measure rooms and inspect finishes. They’ll look at flooring, walls, ceiling, kitchen and bathroom fixtures, heating/cooling units and appliances. Permanent upgrades like solid wood cabinets or a new furnace can boost value, while cosmetic decor (paint color, furniture, luxury microwaves, rugs, etc.) generally does not factor into the appraisal. In other words, you don’t have to stage with expensive furniture, but you do want everything built-in (like a furnace or water heater) to be working and safe.
- Location and neighborhood. In Los Angeles, where your house sits is hugely important. Appraisers compare your home to comparable sales nearby, so proximity to good schools, shopping, jobs and transit will influence value. They consider local market conditions – e.g. if prices in your area have been rising, that can raise your appraisal. A home in a desirable LA neighborhood or with city and mountain views may appraise higher than an identical one farther from amenities. On the flip side, proximity to busy freeways, industrial sites, or high-crime areas can negatively affect value. Ultimately, your house is rated against the local market: similar homes (“comps”) that recently sold nearby set the benchmark.
- Lot and site details. Beyond the house itself, appraisers note lot size, shape and zoning. In LA, a larger lot or one that’s flat, useable and well-kept can add value. The appraiser will note if your home is in a special flood zone or subject to any environmental hazards (like earthquake fault zones common in California). Features like a long private driveway or corner lot may be positives, while easements or shared driveways might reduce value slightly (unless that’s normal for the area). Appraisers also check off-site factors: are sidewalks and roads in good shape? Is there adequate drainage or street lighting? Well-maintained neighborhood infrastructure can help your appraisal, while a neglected street or frequent flooding issues might hurt it.
- Upgrades and renovations. Appraisers love documented improvements. A modern kitchen or bathroom overhaul usually adds value. Data shows updated kitchens and baths give a “value bump” because buyers won’t have to spend to fix them. Likewise, major components like a new roof, HVAC system, or windows can raise the appraisal if they’re recent. Always show paperwork (permits, receipts) for these improvements – appraisers will note “this is a Trane A/C installed last year” or “roof replaced in 2023” if you have proof. Smaller or luxury amenities are less impactful. For example, an expensive in-ground pool does add some value, but appraisers take its depreciated cost into account. In L.A., where pools are common, an extra $100K spent on a pool likely won’t raise the appraisal by the same amount. Patios, decks or outdoor kitchens only help to the extent that comparable homes have them. The rule is: important functional upgrades (kitchen, bath, roof, HVAC) get the most credit; decorative or super-high-end features add less.
- Safety and compliance. If your buyer is using an FHA or VA loan (common for many buyers), the appraiser will also check for certain safety standards. This includes things like a functioning electrical panel, dry crawl space, no peeling lead paint, and no visible termite damage. For most conventional loans these items are also important, but FHA/VA loans enforce them more strictly. If anything is out of compliance, appraisers can require fixes before closing. So, for example, a sagging ceiling or hole in the floor that poses a safety risk would have to be addressed. (MaxNet Homes can often handle homes needing these repairs—remember, we buy as-is!)
- Moveable items and aesthetics. On a positive note, don’t stress about the paint color or furniture! Appraisers ignore moveable personal property. They focus on nailed-down features: permanent fixtures, built-in appliances, and structural components. Cosmetic clutter (like a toy in the yard, a swing set, or your couch) won’t change the appraisal. In fact, one HomeLight expert advises that only items “nailed down” count. So don’t burn time over the small stuff—just make sure major features are clear and functioning.
What to Expect During the Appraisal
When the appraiser comes out (often on behalf of your bank), they’ll do a thorough walkthrough inside and out. According to HomeLight, an appraiser will “look at the physical condition of the property in four different areas: general, interior, exterior, and foundation/attic”. This means: they’ll tour every room, measure and photograph it, check attic/basement conditions, then inspect the yard, roof and driveway. (Tip: Yes, they will want to look everywhere. Make sure all areas are accessible and unlocked for inspection.) They’ll note any damage (water spots on ceilings, cracks in walls, pest or water damage) and jot it down. If you have known issues, it’s better to fix glaring problems if possible. For example, repairing a small leak or termite inspection before the appraisal can save headaches later.
Preparing for the Appraisal
You can also prepare your home to get the best result. Clear away clutter and debris so the appraiser can easily inspect all spaces. Fix obvious minor issues: scuffed paint, loose handrails, dripping faucets, or broken electrical switches – these small fixes show your home is well-maintained. Gather documentation: tax bills, a survey or plot map, and especially receipts or permits for any upgrades you’ve made. Prepare a brief “brag sheet” listing your major improvements with dates and costs. Giving the appraiser this info upfront ensures they don’t miss things that add value (for example, if your kitchen cabinets cost $20K vs. a cheap alternative, they’ll know to count the higher cost).
Key tips:
- ✅ Clean and declutter: Let the appraiser access every room, closet, attic and garage. A cramped or blocked space might be overlooked or cause them to guess at conditions.
- ✅ Show paperwork: Have invoices, permits, or warranty info for big projects (kitchen remodel, new AC, new roof) ready to hand over.
- ✅ Repair minor flaws: Fill nail holes, fix leaky faucets, replace broken outlets or lights, and paint chipped trim. These little things can slightly increase the appraisal.
What If the Appraisal Comes In Low?
If the appraiser’s number is lower than expected, the buyer’s lender may not approve the full loan. In a traditional sale, you’d have to either renegotiate the price or the buyer would have to bring more cash. For sellers in a hurry, there’s another path: you can consider selling to a cash home buyer like MaxNet Homes instead. Cash buyers pay without financing, so there’s no formal appraisal by the bank – we make our own offer based on market research. In Los Angeles, we often give homeowners a competitive all-cash offer within 24 hours of getting property details, closing in as little as a week or on your schedule. This means you skip the bank’s appraisal and waiting period completely. For a distressed seller (foreclosure looming, divorce final, job relocation urgent), this speed and certainty can save your credit and your sanity.
MaxNet Homes buys houses in any condition. We’ll consider your home’s value just like an appraiser would – factoring in condition, comps, and needed repairs – and then offer a fair cash price. We even cover closing costs and let you choose the closing date. In effect, we do the “home appraisal” work internally and pay you cash if the offer is accepted. This approach is proving popular: in 2024 about 33% of U.S. home sales were all-cash. Many sellers (especially those with urgent timelines) accept a slightly lower price for the speed and certainty of cash.
Wrap-Up and Next Steps
In summary, appraisers look at EVERYTHING related to your house: the size and condition of your home, any updates or repairs, and the details of your lot and neighborhood. By knowing these factors, you can address issues ahead of time and set realistic expectations. Keep in mind that as-is sales to cash buyers are an option too, especially for challenging situations.
If you’re ready to see what a local home buyer offers for your house, get started today. MaxNet Homes’ team (led by Tricia Watts) is based right here in Los Angeles and specializes in helping homeowners in tough spots. We can give you a free, no-obligation cash offer within 24 hours. No showings, no repairs, and you pick the closing date. If you’d rather explore your options, check out our FAQ or learn how our selling process works.
Take the next step: If you’re facing foreclosure, divorce or any urgent situation, don’t wait for the bank or buyer to call the shots. Contact MaxNet Homes or get a cash offer now and see how much your LA house is worth. We’ll guide you through every detail and help you move on with confidence and cash in hand.
Sources: Information on appraisal criteria and process is based on industry experts, HomeLight research, and local market analysis. MaxNet Homes is an accredited Los Angeles home buyer (CA License #) and our advice comes from years of helping hundreds of sellers in California.
