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The big day has arrived, and your home appraiser is at your door, clipboard in hand. Your entire financial future feels like it’s balancing on their pen. Your home’s value is about to be scrutinized, measured, and compared in ways you may never have imagined. Every word out of your mouth suddenly feels like it could sway the outcome, and the temptation to overshare is strong.
But here’s the catch—sometimes what you say can do more harm than good. To protect your home’s value and your sanity, here are ten things you should absolutely never say during a home appraisal.
1. “We Were Hoping for a Specific Number”
Dropping a desired value upfront can make you look biased and pushy, even if you mean well. Appraisers are bound by strict standards and can’t “stretch” the numbers just to make you happy. Mentioning a figure can also raise suspicion that you’re trying to manipulate the process. Even if you’re worried about covering your mortgage or making your sale work, keep it to yourself. The best impression you can make is staying neutral and professional.
2. “We Just Spent a Fortune on This Upgrade”
It’s tempting to brag about that new granite countertop or spa-like bathroom, but the cost doesn’t always equal value. An appraiser isn’t interested in your receipts—they’re interested in what the market recognizes as an improvement. If a $30,000 kitchen remodel only adds $15,000 of value in your neighborhood, that’s the reality. Overemphasizing money spent can make you sound desperate. Focus on presenting your home in its best light without attaching price tags.
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3. “The Neighbors’ House Sold for Way More”
Pointing to a neighbor’s sale often backfires if the properties aren’t comparable. An appraiser has access to real market data and knows which sales actually matter. If you emphasize an outlier, you risk coming across as uninformed or argumentative. The appraiser may even feel pressured, which can lead them to dig deeper and undervalue your home. It’s smarter to let the professional bring up comparable sales on their own.
4. “The Basement Is Basically a Bedroom”
Trying to stretch definitions—like calling a basement a bedroom—can weaken your credibility. Appraisers follow strict guidelines about what counts as livable space. If it doesn’t meet code or lacks proper windows, it isn’t a legal bedroom, no matter how cozy it feels. Misrepresenting your home’s features won’t add value and may actually subtract trust. Stick to the facts and highlight spaces for what they truly are.
5. “We’re in a Rush to Sell”
Revealing urgency can create a perception that you’re willing to settle for less. Even if timing is critical for you, the appraiser’s focus should remain solely on the property’s worth. Sharing your stress can also distract from the task at hand. An appraiser doesn’t need to know your timeline, your moving plans, or your personal pressures. Keeping the conversation strictly about the home keeps things cleaner and safer.
6. “The House Down the Street Is Terrible Compared to Ours”
Bashing the competition never makes your property look better. In fact, it can make you seem defensive or out of touch. Appraisers evaluate homes based on measurable facts, not neighborly gossip. Complaining about someone else’s curb appeal or paint color does nothing to raise your value. Staying professional and positive always leaves a stronger impression.
7. “We Haven’t Really Done Any Maintenance Lately”
Casually admitting that your home’s upkeep has slipped is like waving a red flag. Appraisers are trained to notice condition issues, but drawing extra attention to neglect only magnifies the problem. Even minor admissions can chip away at perceived value. Instead of confessing, focus on presenting your home as well as possible on appraisal day. Small repairs and a tidy appearance speak louder than words.
8. “It Looks Small, But It Feels Bigger Once You’re Inside”
Size is not subjective when it comes to appraisals. Appraisers rely on exact measurements, not feelings. Suggesting that your home “feels bigger” doesn’t carry weight and can sound like an excuse. Instead, highlight actual features that maximize space, like open layouts or smart storage. Let the square footage speak for itself without downplaying the numbers.
9. “We Were Planning to Renovate, But…”
Talking about future plans that never happened can create the wrong impression. Appraisers don’t value “what ifs,” only what’s actually there. Mentioning that you planned to upgrade the bathroom or redo the floors just highlights what’s missing. It can also suggest that you ran out of money or energy, which is never a confidence booster. Keep the focus on the upgrades and strengths that exist now.
10. “We Know It Needs Some Work, But It Has Potential”
Framing your home as a fixer-upper is risky language. The word “potential” signals to an appraiser that value is tied to improvements that haven’t been made yet. This can drag the appraisal lower, even if you mean it as a selling point. Emphasizing current strengths—like natural light, location, or a new roof—lands much better. Leave the “potential” narrative to buyers who might see future projects as exciting opportunities.
Keep It Professional and Positive
A home appraisal is a serious step in selling, refinancing, or securing your property’s future, and words truly matter. The wrong comment can shift perception, reduce credibility, or even distract from the real strengths of your home. The best strategy is to keep the conversation professional, highlight what’s objectively valuable, and avoid unnecessary chatter. Think of it as a job interview for your house—the facts should shine brighter than opinions.
What do you think homeowners should say—or not say—during an appraisal? Share your thoughts in the comments!
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