Real estate appraisals are powerful, particularly in today’s nervous market as loan underwriters take a more skeptical approach to approving mortgages for buyers and homeowners have more trouble qualifying for home equity loans. The appraised value of a home is, after all, the benchmark banks use to calculate collateral, so it directly affects sales prices. Even if a buyer offers a higher price the sale will not go through – unless it is a cash sale not involving a mortgage – until the lender’s appraisal supports and validates the offering price. When the appraisal report comes in too low, for instance, the loan is denied and the buyer either walks away or the homeowner agrees to sell at the lower price.

But although most homeowners understand ways to make their property more attractive to buyers – by boosting so-called curb appeal, adding a fresh coat of cosmetic paint, cleaning out clutter from closets, or adding a wreath to the front door – they are not sure how to impress a professional appraiser. And while it is not possible to sway a legitimate appraiser bound by stringent laws and codes of ethics, it is possible to add real value to a home by ensuring that the home has features that will be noticed by an objective appraiser and leave a positive impression.

Here are a few items that appraisers typically pay special attention to when calculating the value of a home, with tips for how to improve the chances of having the appraisal report reflect higher sustainable value:

1. Appraisers use several key determinants to arrive at value. There are many different types of appraisals and each has its own particular criteria and formula for evaluating a property. But the primary focus of most residential home appraisals is the location of the home, the amount of livable square footage, and the condition of the property. Location cannot be changed once a home is built, but room additions, home maintenance, and home improvements are options available to the homeowner wanting to boost value.

2. Adding square footage will almost always add equity and value, but before embarking on a room addition it is important to understand that not all floor plan changes offer high return on investment. Adding a sixth bedroom to a 5,000 square foot home in a neighborhood where typical homes only have 2-3 bedrooms and 2,000 square feet, for example, will not add significant value because the large home is already priced at the highest end of the range for comparable homes. Improving a basement may add quality of life assets, for instance, but it may not translate into higher appraisal value because of local building codes.

3. Items that are not necessarily sexy might turn the head of an appraiser and show up as attractive perks on the appraisal report. Faulty or outdated wiring or plumbing infrastructure, for instance, might go unnoticed by a buyer, but a competent appraiser will deduct points for those important items. If the home needs to be painted or has an aging roof or sagging gutters, fixing those things before the appraiser arrives can contribute mightily to the bottom line.

4. What appraisers do not usually give extra credit for is cosmetics – like designer paint, gorgeous vintage furnishings, upscale appliances, or an expensive landscaping job. They may notice, however, if the paint is lead-based or antique plaster contains asbestos fibers. If there are tree limbs brushing against the house or if the landscape does not slope away from the home’s foundation that could result in demerits. A fireplace will likely add value, but not if it has a chimney with deteriorating mortar joints or the wrong kind of spark-arresting cap on top.

5. An appraiser will usually comment in writing about the quality of home upkeep, rewarding properties that exhibit conscientious attention to maintenance and deducting from those that do not show evidence of pride of ownership. Small details such as caulking around windows, fixing dripping faucets, and keeping gutters in good shape can add up to significant dollar value when the appraisal goes to the bank or mortgage company.

One other point worth mentioning is that property tax appraisals are rarely – if ever – useful in determining current market value. Taxing authorities usually have too few appraisers to cover an entire community in a short timeframe, so their reports can lag real-time market data by years. So ignore tax appraisal information when trying to figure out market value, and instead rely on up-to-the-minute statistics.

Consult a Realtor, appraiser, and general contractor before remodeling or marketing a home. They can help improve the chances of a financially rewarding outcome by determining where to spend time, energy, and money that can go directly to the bottom line and boost appraised value. The licensed experts who assess property value look for specific things, and knowing how they see and think gives homeowners an informed advantage.