Prioritizing Repairs Before Selling a House
Experts say sellers should focus on repairs that affect safety, function and maintenance. Strategic fixes — not luxury upgrades — help homes show better and avoid deal-killers.
CHICAGO – You’re about to sell your home, but you have a critical decision to make — what home repairs do you do to get it list-worthy? This question has high stakes because the answer may impact how your house sells. Here are tips to help you when you’re selling a home that needs repairs (and don’t they all?).
First, you’ll want to factor in the age and condition of your house and which fixes and updates are worth the investment and will be valued by buyers. Your decision can mean the difference between a quick sale at top dollar and the issues that come from a property that sits on the market.
Anything that affects the safety, function, or durability of the home should be prioritized, says Reuben Saltzman, owner and home inspector at Structure Tech Home Inspections in Minneapolis. “Focus first on items that could show up in any home inspector’s report,” he says. These include leaks; electrical hazards; loose or missing handrails; rotted exterior components such as windows, doors, soffits, fascia, trim, or siding; clogged gutters; missing or nonfunctioning smoke and CO alarms; lack of ground fault circuit interrupter devices; and basic mechanical maintenance.
Issues that suggest bigger underlying risks make buyers nervous. “Issues related to water intrusion or moisture, mold problems, significant electrical concerns, roof problems, foundation movement, or active plumbing leaks often create the most friction in a transaction,” Saltzman adds.
Water damage and poor DIY work
Anything indicating water damage is a deal-breaker, says Itay Simchi, founder of Proven House Buyers and a real estate investor in Cleveland. Those red flags can be roof leaks, soft spots in the flooring, a moldy smell in the basement, or standing water near the foundation. “Water damage is hardly ever small,” he adds.
Another big concern is poor DIY work. “I’ve seen basements with wiring taped together, plumbing patched with the wrong materials, and flooring poorly installed,” says Simchi. “Bad DIY work always means I’d have to fix everything properly.”
Put yourself in the buyer’s place
Start by looking at your home from the buyer’s perspective, says Derek Varnadoe, a real estate agent with HomeSmart in Atlanta. “Which signs of deferred maintenance or defects jump out? Buyers ideally want move-in ready, but if the price fairly reflects the condition, it can still be a win for them.”
Varnadoe recommends that sellers pay for a prelisting inspection to identify issues early, complete repairs proactively, and provide receipts that prove a home warranty to strengthen buyer confidence.
Beyond structural concerns, certain problems concern buyers. For example, a major turn-off is anything that signals poor maintenance, such as dirty filters, neglected HVAC, missing GFCIs, loose toilets, moisture stains, and old water heaters. Says Mark Garcia, co-founder and CEO of Binsr Inspect. “These aren’t expensive repairs, but they trigger buyers to wonder what else has been deferred.”
How much updating should you do?
Buyers pay attention to kitchens and bathrooms, especially if they seem out of date. The question is how much to invest. Kitchens and bathrooms can be eye candy that seal a deal, Varnadoe says. Sellers should consult a local real estate agent “who can provide comparable sales to ensure any updates are aligned with neighborhood values.”
“Kitchens don’t need to be high-end,” Simchi says. Unnecessary updates often include overly luxurious features while ignoring fundamental issues. “I’ve walked into homes with brand-new quartz countertops and a furnace that’s 25 years old and on its last leg. Most buyers can easily spot these mismatched priorities.”
Factor in cost recovery
Even simple projects — like swapping out a front door — can offer strong returns when a home is sold, according to the National Association of Realtors® “2025 Remodeling Impact Report.” The survey compared the estimated cost of popular home remodeling projects to real estate professionals’ estimates of the likely dollar value for each project when the home is sold. Here are the top projects and their estimated cost recovery:
- New steel front door: 100%
- Closet renovation: 83%
- New fiberglass front door: 80%
- New vinyl windows: 74%
- New wood windows: 71%
- Basement conversion to living area: 71%
- Attic conversion to living area: 67%
- Complete kitchen renovation: 60%
- Minor kitchen upgrade: 60%
- Bathroom addition: 56%
- New primary suite: 54%
- Bathroom renovation: 50%
Making repairs and updates that matter often comes down to knowing where to spend and when to stop. When sellers ask themselves, “should I make repairs before selling?” experts note it’s wise to fix the roof leak that screams “money pit” but skip the luxury countertops. An honest conversation with a real agent can save sellers from costly mistakes and missed opportunities. In today’s selective market, the smartest sellers aren’t necessarily spending the most. They’re spending strategically.
© 2025 National Association of Realtors® (NAR)