Is your buyer’s lender sending an appraiser soon? A strong appraisal can keep your sale on track, while a low one can force concessions or delays. In Suisun City, location near the marsh, flood considerations, and varied home ages can all influence value. This guide shows you exactly how to prepare, what to document, and how to avoid common local pitfalls so you support a fair value. Let’s dive in.
What appraisers evaluate in Suisun City
Appraisers provide an independent estimate of market value for the buyer’s lender. They consider condition, size, lot, upgrades, age, quality of finishes, and recent comparable sales. In Suisun City, they also note proximity to Suisun Bay and marshlands, potential floodplain status, and differences among older and newer homes.
Your prep matters. Clear access, a tidy presentation, and organized records help the appraiser verify features and upgrades. You are not setting the value, but you are making it easier for the appraiser to see the full picture and make informed adjustments.
Build your appraisal folder
A simple, clearly labeled folder shows transparency and saves time. Provide a printed copy and a digital version if possible.
Must-have documents
- One-page property summary: address, year built, finished square footage, lot size, bed/bath count, garage spaces, HVAC and water heater types, and any mechanical updates.
- Permit history and final approvals for additions, remodels, decks, solar, and systems work.
- Receipts and scope of work for major upgrades: roof, HVAC, windows, kitchen, bathrooms, electrical, plumbing, and the year completed.
- Your short list of 3–5 recent comparable sales with addresses, dates, prices, and notes on why they match.
- Pre-listing inspection or pest report, if available.
- HOA information: dues, CC&Rs, and any assessments, if applicable.
- Floor plan or measured sketch; surveys if you have them.
- Property disclosures, including the Transfer Disclosure Statement and any lead-based paint or other required forms.
- Documentation of known issues or prior events, such as past water intrusion or non-functioning systems.
- Written access details: alarm and gate codes, special instructions, preferred contact.
Why permits matter
If additions or conversions lack permits, appraisers may exclude the square footage or discount the value. Permit copies and final sign-offs help the appraiser treat improvements as legal and typical for the market.
Flood and insurance proofs
Suisun City’s proximity to the bay and marsh means flood zone status can factor into value and lending requirements. If applicable, include a flood insurance declarations page, any elevation certificate, and a snapshot of the property’s flood map determination. If you completed drainage improvements or mitigation, include invoices.
Room-by-room prep checklist
Focus on safety, function, and visible condition. Small fixes can prevent unnecessary value hits.
General day-of setup
- Provide full interior access. Turn on lights, unlock gates and sheds, and disarm alarms.
- Clear paths to every room and mechanical area. Ensure attic and crawlspace access is unobstructed.
- Clean and declutter so the appraiser can see surfaces and take photos.
- Make sure HVAC, water heater, and major appliances operate as intended.
Entry and exterior
- Tidy landscaping, fix trip hazards, and replace broken or burned-out exterior lights.
- Present a neat porch and visible house numbers. Curb appeal supports overall condition impressions.
Living and family rooms
- Patch wall or ceiling damage, secure loose trim, and test windows and doors.
- Replace burned-out bulbs and note material upgrades, such as hardwood flooring or built-ins.
Kitchen
- Clear countertops, ensure appliances work, and clean sinks and cabinet fronts.
- If you remodeled, include invoices and completion dates. If certain appliances are excluded, note that.
Bathrooms
- Fix leaks, recaulk tubs and showers, and repair cracked tiles.
- Confirm exhaust fans function and document any recent remodel.
Bedrooms
- Ensure closet doors slide or swing smoothly.
- Test windows and confirm smoke and carbon monoxide detectors are in place.
Mechanical and utility areas
- Provide service records and ages for furnace, water heater, and electrical panel.
- Confirm safe, working conditions and clear access.
Attic and crawlspace
- Keep the access point clear. If insulation or ventilation was upgraded, note it.
- Have any recent pest or moisture reports ready.
Garage and exterior structures
- Test the garage door and opener. If a garage was converted, provide permits.
- For decks, patios, or sheds, confirm safety and include permit or repair documents.
Foundation and drainage
- Ensure there is no active water intrusion. Share any waterproofing, drainage, or foundation repair records.
- If you recently graded for drainage, include invoices.
Special features
- Solar: provide ownership or lease documents, specs, and installation date.
- Pool or spa: ensure barriers and equipment function; include maintenance or repair records.
- Waterfront or access features: provide any permits, use rights, or restrictions.
Day-of handoff checklist
- One-page property summary and full document folder.
- Keys and access codes.
- Your comp list and brief notes.
- Copies of permits and key invoices.
Choose and share smart comparables
Thoughtful comps help the appraiser understand how buyers see your home.
How appraisers select comps
Appraisers favor recent, nearby closed sales that match your home’s size, age, condition, and lot traits. They adjust for differences in bed and bath count, square footage, condition, garage, and lot size to reconcile value.
Your comp list tips
- Pick 3–5 sales from the same neighborhood or micro-area when possible.
- Prioritize the most recent closings, especially in changing markets.
- Note why each sale is comparable, such as similar square footage, bed/bath mix, or lot position.
- Include relevant pending sales, but understand closed sales carry more weight.
Market context to include
- A short note on current local trends like low inventory or recent price shifts can be useful.
- Keep comments factual and concise. Let the appraiser apply standards for weighting.
Avoid common Suisun City pitfalls
- Unpermitted work: Missing permits for additions or garage conversions can reduce recognized value. Provide permit records and final approvals.
- Flood zone factors: If your home sits in a designated flood zone or has prior water issues, lenders may require insurance. Share flood insurance documents and any elevation certificate.
- Size discrepancies: If you have a measured floor plan or survey, provide it. Appraisers may measure and reconcile differences.
- Deferred maintenance: Visible issues like stained ceilings, broken windows, or peeling paint can trigger condition adjustments. Handle easy fixes before the visit.
- Unique features: Custom finishes or non-standard lots can complicate comps. Document features with photos, receipts, and permits, and explain appeal or limitations in your notes.
- Loan type: FHA and VA appraisals have stricter minimum property conditions than many conventional loans. Ask your agent about the buyer’s loan type and prepare accordingly.
Day-of and post-appraisal steps
On appraisal day, offer the folder up front, then give the appraiser space to work. Be available for factual questions and point out upgrades that might be easy to miss, like a new roof or upgraded panel.
If the appraisal seems low, work with your agent to request a reconsideration of value. Provide additional data such as overlooked comps, recent upgrades, or documents that clarify permits or square footage. Some lenders may order a second appraisal based on their policies.
Work with local experts
A focused plan can help you avoid surprises and present your Suisun City home with confidence. If you want help assembling your folder, selecting comps, or navigating flood, permit, or loan-type questions, the Loney & Worley Team brings more than 30 years of Solano County experience and a high-touch approach. When you are ready to move, connect with the Loney & Worley Team to get your free home valuation and a tailored prep plan.
FAQs
What should Suisun City sellers include in an appraisal folder?
- Include a one-page property summary, permits and final approvals, receipts for major upgrades, 3–5 recent nearby closed sales with notes, HOA info, floor plan or survey, disclosures, and access instructions.
How do flood zones affect a Suisun City appraisal?
- Flood designation can influence value and lending requirements; provide flood insurance declarations, any elevation certificate, and documentation of mitigation or drainage improvements.
Do appraisers count unpermitted additions in value?
- Appraisers often exclude or discount unpermitted square footage; permit records and final sign-offs support recognizing improvements in the valuation.
What quick fixes help before an appraisal walkthrough?
- Repair obvious damage, replace burned-out bulbs, ensure smoke and carbon monoxide detectors are in place, test windows and doors, and confirm HVAC and water heater function.
How can I suggest comps without overstepping?
- Share 3–5 recent nearby closed sales with a sentence on why each matches; the appraiser decides which comps meet standards but will consider your input.
What if my home is unique and hard to compare?
- Provide detailed documentation of features, permits, photos, and invoices, and be prepared for the appraiser to widen the search area or time frame to find suitable comps.
