Does cleaning and staging change the appraised value?

Condition and quality ratings describe the improvements: the structure, its finishes and its systems. Fannie Mae's guide requires those ratings to be made on an absolute basis, meaning the home is judged on its own merits. A rented sofa and a bowl of lemons are not on the scale.

Even personal property that does transfer with a sale has to be disclosed to the appraiser as a separate item, which keeps it apart from the value of the house.

That list comes from the photo exhibits Fannie Mae requires with an appraisal report, along with front, back and street views outside. The photos go to the lender and stay in the loan file. They are working images, not listing shots.

Tidying pays off in the second half of that list. If you updated a bathroom, a clear counter lets the photo show the new work. If a wall has a water stain, clutter will not hide it for long, and it is better explained than discovered.

An appraisal with an interior inspection calls for a complete visual inspection of the accessible areas. Appraisers are not responsible for hidden conditions, but they also cannot rate what they cannot reach. Boxes stacked against the electrical panel, a storage room nobody can get into, or an attic hatch behind a wardrobe all leave gaps. Gaps get noted, and they invite more questions from the lender.

The condition ratings talk about physical depreciation, needed repairs and deferred maintenance. Dishes in the sink are none of those. Grime becomes a problem when it looks like damage. A dark mark under a window might be dirt or might be water, and nobody can tell from a glance. Cleaning removes the doubt.

• Clear a path along the outside walls so they can be measured.
• Open blinds and switch on lights so photos show the real condition.
• Move stored items away from the panel, water heater, furnace and attic hatch.
• Put pets somewhere secure for the length of the visit.
• Leave fresh flowers and scent to the listing photographer.