Blog > How Markham Sellers Can Prepare for a Home Appraisal
Michael John Lau is a top real estate agent in Markham and a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region. He prepares an upgrade and comparable-sales package for every listing, so the appraiser sees the full value of the home.
How can Markham sellers prepare for a buyer home appraisal
When a buyer’s lender orders an appraisal, the appraiser compares your home with recent nearby sales and adjusts for size, condition and features. Sellers can help by giving easy access to every room, the garage and the attic hatch, and by having a one-page list of upgrades with dates, permits and receipts, plus recent comparable sales that support the price. A clean, well-kept home helps the condition rating. If the appraisal comes in low, the buyer may ask to renegotiate, so plan your response with your REALTOR® before it happens.
What Appraisers Look At
| Factor | What they check |
|---|---|
| Comparable sales | Recent sales of similar homes nearby, usually from the past few months |
| Size and layout | Above-grade space, bedrooms, bathrooms, finished basement |
| Lot | Size, shape, what the home backs onto |
| Condition and updates | Kitchen, bathrooms, roof, windows, mechanical systems |
| Location | Street, traffic, nearby amenities |
Prepare an Upgrade List
- Roof, windows, furnace and air conditioner: year installed and cost.
- Kitchen and bathroom renovations: year, scope and permits.
- Basement finishing: permits and whether it is a legal second unit.
- Additions, decks and landscaping.
- Warranties that transfer to the buyer.
Keep it to one page with receipts available on request. Appraisers cannot give credit for work they do not know about.
Share Supporting Comparable Sales
Your REALTOR® can prepare three to six recent sales that best match your home, with notes on why each is similar or different. The appraiser makes the final judgment, but a clear package helps them see sales they might otherwise miss, especially for unique homes.
Selling and want an appraisal-ready package? Call Michael John Lau, REALTOR®, at (416) 700-0286.
On Appraisal Day
- Make every room accessible, including the basement, garage and furnace room.
- Clear access to the attic hatch and electrical panel.
- Tidy the home and fix small, visible issues, such as a dripping tap.
- Turn on lights and open blinds.
- Let your agent meet the appraiser with the upgrade list.
If the Appraisal Comes In Low
In a conditional deal, a low appraisal can lead the buyer to ask for a lower price or to end the deal if financing fails. Options include asking for a review with additional comparable sales, meeting the buyer partway, or holding firm if the buyer can cover the gap. In a firm deal, the buyer is still required to close. With Markham homes selling at an average of 98% of list price in September 2026, prices that follow recent sales usually appraise well.
The Best Protection: Pricing From Recent Sales
Homes priced in line with recent sales rarely face appraisal problems. Problems usually come when a bidding war or an unusual buyer pushes the price well above comparable sales. Ultimately, the decision is yours. The goal is to make sure you have all the information before your appraisal.
Next Steps
- Free home evaluation: price from recent sales.
- Selling your Markham home: prepare before you list.
- Seller services: preparation, marketing and negotiation.
Frequently Asked Questions
Who pays for the appraisal when selling a home?
Usually the buyer or their lender, as part of the mortgage approval.
Can sellers talk to the appraiser?
Your agent can usually meet the appraiser and share an upgrade list and comparable sales, but the appraiser decides the value.
What hurts an appraisal?
Few recent comparable sales, poor condition, unpermitted work and a price well above recent sales.
Do renovations increase the appraisal?
They can, especially kitchens, bathrooms and major systems, if the appraiser knows about them.
What happens if the appraisal is low?
In a conditional deal, the buyer may ask to renegotiate or walk away if financing fails. In a firm deal, the buyer must still close.
How long does an appraisal take?
The visit is usually under an hour, and reports often take two to five business days.
Work With Michael John Lau in Markham
Michael John Lau helps Markham sellers price from recent sales and prepare the evidence that supports their price, from listing to appraisal.
📞 Contact Michael John Lau, REALTOR®
🌐 www.callmikelau.com
Want your home appraisal-ready?
Michael John Lau can prepare an upgrade list and comparable sales for your home.
Michael John Lau, REALTOR® · Markham, Ontario · (416) 700-0286
Disclaimer. Michael John Lau is a licensed REALTOR® serving buyers and sellers in Markham, Ontario and the Greater Toronto Area. Appraisal timing is as summarized by LawyerInfo (March 26, 2026). Sale-to-list figures are from TRREB Market Watch (September 2026). Appraisal practices vary by lender and appraiser. Michael John Lau is not a lawyer, accountant, tax advisor or mortgage professional. This article is general information, not legal, tax or financial advice. Speak with a qualified professional about your own situation.