A residential home appraisal plays a key role in many major life decisions. Whether you are selling a home, refinancing, dividing assets in a divorce, or settling an estate, an accurate appraisal can influence timelines, negotiations, and outcomes.
If you are unsure what an appraiser looks for or how to prepare, you are not alone. Many homeowners only go through this process once or twice in their lives. This guide is written to remove the guesswork and give you confidence as you get ready.
At Skyline Appraisal Services, we work with properties throughout the Denver metro area, and while every home is different, there are some consistent things you can do to help make the appraisal visit go smoothly.
What an Appraisal Is and What It Is Not
An appraisal is an independent opinion of a home's market value based on its features, condition, and the recent sale prices of comparable properties. The appraiser is not there to set your listing price or judge your home’s style. Their job is to observe, measure, analyze, and document.
Appraisers follow a strict set of industry standards and valuation principles. They are not looking for perfection, and they are not influenced by décor. Their focus is on the structure itself, the condition, the layout, and how your home compares to others that have recently sold.
Clean, Accessible, and Ready to Walk Through
Preparing your home for an appraisal does not require staging or expensive upgrades. But making sure the space is clean and accessible can help the appraiser move through the home efficiently.
All rooms and areas should be accessible, including bedrooms, bathrooms, the garage, basement, and attic if you have one. If any part of the home is locked or blocked off, the appraiser may have to return later, which can delay the process.
A tidy space also helps the appraiser see surfaces, finishes, and features clearly. Clean countertops, swept floors, and unobstructed corners allow for better observation and measurement.
If you have pets, make sure they are secured so the appraiser can move through the home safely.
Light, Safety, and Utility Access
Check that all lights are working and that utilities are turned on. The appraiser needs to be able to verify the presence and functionality of systems like heating, cooling, plumbing, and electrical.
In Colorado’s colder months, making sure the furnace is operational and that the appraiser can access utility areas is especially important. This includes spaces where the water heater, breaker panel, and HVAC system are located.
Have a List of Updates or Improvements
If you have made improvements to your home since purchasing it, make a list and share it with the appraiser.
Major updates like a new roof or HVAC system are helpful to note. So are kitchen or bathroom remodels, new flooring, windows, or added insulation. If you have finished a basement or added square footage with proper permits, that is worth highlighting as well.
Having receipts or approximate dates is helpful but not required. The goal is to make sure the appraiser is aware of the work you have done so they can factor it in appropriately.
Explain Anything Unusual About the Home or Neighborhood
Sometimes there are things about a home or neighborhood that do not show up in public records. If you are aware of a nearby property that sold under unusual circumstances, such as a private sale or one in poor condition, that is worth mentioning.
In Denver, many neighborhoods are changing quickly. Areas like Sloan’s Lake, West Colfax, and even some blocks in Aurora are seeing rapid development and price shifts. Letting the appraiser know about nearby amenities, recent changes, or quiet upgrades can help provide context.
If your home has a mountain view, is located on a cul-de-sac, or backs up to a park, it can affect market appeal. These are details worth mentioning, especially if they do not stand out from the curb.
Clarify Square Footage or Permitting Questions
In older Denver homes, public records are not always accurate. If you believe the square footage on file is incorrect, or if you have added living space that was permitted and finished professionally, let the appraiser know.
Appraisers measure the home independently but having your perspective can help them understand how the home has evolved. For basement finishes or accessory dwelling units, sharing what was done and when can provide helpful context.
What Happens After the Visit
After the appraiser has walked through the property, they will analyze data, review recent comparable sales, and prepare the report. This process can take a few days depending on the assignment type and scope of work.
The report will include property photos, location details, condition notes, a sketch of the home, and comparable sales. In most cases, the report will be delivered to a lender, attorney, or homeowner depending on who ordered the appraisal.
If something in the report seems unclear, you can reach out for clarification. While appraisers cannot discuss value with everyone involved in the transaction, they can explain their methods and help clarify the process.
The Value of Local Expertise
Denver’s housing market is layered. A brick bungalow in Park Hill is not valued the same way as a new build in Highlands Ranch or a townhome in Westminster. Appraisers who are familiar with the different styles, buyer expectations, and pricing trends in each part of the metro area are better equipped to deliver credible and thoughtful reports.
Understanding the influence of mountain views, walkability, school zones, and even elevation changes between properties is part of what separates an appraiser with local knowledge from someone applying a one-size-fits-all approach.
Working With a Residential Appraiser You Can Trust
Skyline Appraisal Services specializes in residential properties across Denver and the surrounding counties. We work with homeowners, attorneys, realtors, and financial professionals who need accurate, well-supported valuations for a range of purposes.
We believe the appraisal process should feel straightforward, not intimidating. Our goal is to provide clarity during moments that often carry stress—whether you are refinancing, dividing property, or preparing to sell.
If you have questions about what to expect or how to prepare for your upcoming appraisal, we are always happy to talk. A little preparation goes a long way, and the right guidance can make all the difference.