602-312-9571An FHA buyer opens your home to a big pool of qualified purchasers, especially first-time buyers who are working with a smaller down payment. The trade-off is an appraisal that looks at more than value. Before the loan can close, the FHA appraiser also has to confirm the home meets HUD’s minimum property standards.
This FHA appraisal checklist is written for sellers across the Phoenix area. It walks through what the appraiser looks at, the items that most often turn into repair conditions on Valley homes, and a simple walk-through you can do before the appraiser shows up.
It comes from Firebird Appraisals & Consulting in Gilbert. Our lead appraiser, Gabe Trevizo, is an Arizona certified appraiser (license 22146) who has been appraising homes across Maricopa and Pinal counties since 2005.
What Makes an FHA Appraisal Different
On a conventional loan, the appraisal mostly answers one question: does the market support the price? An FHA appraisal answers that question too, but the appraiser also reports on whether the property is safe, sound, and secure under HUD’s guidelines. If something doesn’t meet those standards, the appraiser can make the value “subject to” a repair, and the lender will usually want that repair done before closing.
A few other points sellers should know:
- The appraiser must be FHA-approved. The lender orders the appraisal, and it has to go to an appraiser on FHA’s roster.
- It isn’t a home inspection. The appraiser observes what’s readily visible and accessible. It is not a detailed review of every system, and buyers can still order their own inspection.
- The appraisal is tied to the FHA case. If one FHA buyer falls through and another FHA buyer steps in within the validity period, the earlier appraisal and any noted conditions may follow the property. Ask your agent and the new buyer’s lender how that applies to your sale.
HUD’s guidance and each lender’s own requirements are the final word, and they can change. Use the checklist below as a practical overview, not a promise of a clean report.
The FHA Appraisal Checklist: Outside the Home
- Roof. It should keep moisture out and have remaining life. Look for cracked, slipped, or missing tiles, worn shingles, and roofing material that’s lifting.
- Exterior paint. On homes built before 1978, chipped or peeling paint is a concern because of possible lead-based paint. Check eaves, fascia, trim, doors, and block walls.
- Foundation and walls. Large cracks, settlement, or damage that could affect the structure will get attention.
- Drainage. Water should move away from the house. Grading that sends water toward the foundation can be flagged.
- Pool and spa. A pool in poor condition, broken fencing, or a gate that doesn’t latch can draw a condition. A green pool is worth cleaning before the appraisal.
- Safe access. Walkways, steps, and entries should be free of trip hazards, and the home should be reachable by a safe route.
- Windows and doors. Broken glass or doors that don’t close and lock are easy items to fix ahead of time.
The FHA Appraisal Checklist: Inside the Home
- Utilities on. Power, water, and gas need to be on so the appraiser can confirm systems work. This matters most on vacant homes.
- Heating and cooling. Both should run. In a Phoenix summer the buyer will care about the A/C, but the heat needs to work too.
- Electrical. Missing outlet or switch covers, open junction boxes, and exposed wiring are common, quick fixes.
- Water heater. It should work and have a properly installed pressure relief valve and discharge line.
- Plumbing. Active leaks, water stains that point to a current leak, and fixtures that don’t work can be called out.
- Handrails and stairs. Stairways should be safe, and missing or loose handrails where they’re needed can be flagged.
- Interior paint. The same pre-1978 paint concern applies inside, so look at window sills, doors, and trim.
- Attic and crawl space access. The appraiser may need to look into the attic. Clear the hatch and anything stored under it.
- Bedrooms. Rooms you plan to market as bedrooms should have proper egress, meaning a window or door a person could get out of in an emergency.
Items That Come Up Often in Valley Homes
Every home is different, but Phoenix-area houses tend to share a few patterns. Tile roofs with broken or slipped tiles, sun-faded and peeling paint on fascia and trim, water heaters in the garage without a proper discharge line, and pool gates that no longer self-close are all things worth checking. Many homes across Mesa, Phoenix, and Tempe were built before 1978, so the paint item matters there more than in newer subdivisions.
If you’ve enclosed a patio or converted a garage, be ready to explain what was done and whether it was permitted. Our post on whether an Arizona room counts as square footage explains how those spaces are usually treated. Owned or leased solar can also raise questions, and our solar panels and home appraisals guide covers that.
A Simple Pre-Appraisal Walk-Through
About a week before the appraisal, walk the property with this list in hand:
- Start outside and look up at the roof line, eaves, and fascia for damage and peeling paint.
- Test the pool gate, side gates, and every exterior door.
- Inside, run the A/C and the heat, flush toilets, and run each faucet.
- Replace missing outlet and switch covers and close any open junction boxes.
- Check the water heater discharge line and clear the area around it.
- Clear access to the attic hatch and electrical panel.
- Write down recent upgrades, such as a new roof, HVAC, or water heater, with dates.
Small fixes made now are usually faster and cheaper than a repair condition, a re-inspection, and a delayed closing. For the rest of the prep, see how to prepare for a home appraisal in Arizona.
If the FHA Value Comes In Low
The appraiser stays independent and bases the value on market data. If the value comes in below the contract price, the usual options are renegotiating, the buyer covering the difference, or asking the lender for a reconsideration of value with better comparable sales. Our guide to how a reconsideration of value works explains that process. If you’re also expecting VA buyers, our VA appraisal requirements guide covers how that program differs.
Want a Clear Value Before You List?
A pre-listing appraisal isn’t an FHA appraisal, and it won’t replace the one the buyer’s lender orders. What it does is give you an independent opinion of value before you set your price, plus a second set of eyes on condition items. Our FHA and VA appraisal page explains both loan programs in more detail.
We work throughout Maricopa and Pinal counties, including Phoenix, Mesa, Tempe, Gilbert, Chandler, and Queen Creek. See our full service area for more cities.
Frequently Asked Questions
Is an FHA appraisal stricter than a conventional appraisal?
It covers more. Besides value, the appraiser checks the home against HUD’s minimum property standards for safety, soundness, and security, which can lead to required repairs.
Does the FHA appraiser inspect everything?
No. The appraiser observes what’s readily visible and accessible. It isn’t a home inspection, and buyers can still hire their own inspector.
What are the most common FHA repair items?
Peeling paint on older homes, roof damage, electrical hazards like missing covers, water heater discharge issues, and utilities that are turned off come up often.
Who pays for FHA-required repairs?
That’s negotiated between the buyer and seller. Your agent and the buyer’s lender can explain the options.
Do I need to be home for the appraisal?
Not necessarily. The appraiser just needs access to the whole property, including the yard, garage, and attic hatch, with utilities on and pets secured.
Questions About an FHA Appraisal?
Firebird Appraisals & Consulting serves homeowners, agents, and lenders across Maricopa and Pinal counties, with a typical turnaround of about five business days. Call 602-312-9571 or request a quote online.