Which Repairs Are Worth Making Before You Sell
Not every defect should be repaired before listing. Here is how to sort the ones that pay from the ones that do not.
Fact-checked and reviewed by a licensed general contractor by Tomas Garrity. Read our content review process.
Two questions decide every pre-listing repair: does the defect change what a buyer will offer, and is repairing it cheaper than the discount a buyer will demand? Fix where the answer to both is yes.
Almost always fix
- Active leaks of any kind — buyers assume the worst about water
- Anything that will fail a lender's appraisal condition requirements, such as peeling exterior paint on older homes or missing handrails
- Safety items: exposed wiring, missing GFCI protection near water, non-functioning smoke alarms
- Broken windows and failed seals visible as fogging
- Rotted trim, fascia, or deck boards
- Non-functioning appliances that convey with the home
Usually fix
- Cosmetic wall damage and worn paint in high-traffic rooms
- Failed caulk and grout in kitchens and bathrooms
- Sticking doors, worn hardware, torn screens
- Grading and downspout extensions where water runs toward the foundation
Usually do not fix — disclose or credit instead
- A furnace or roof at end of life but currently functioning: a credit lets the buyer choose their own contractor and specification
- Major kitchen or bathroom remodels: rarely recover their cost in a sale
- Full flooring replacement: an allowance often satisfies buyers who would have chosen differently anyway
- Anything requiring permits you cannot complete before listing
Disclosure is not optional
Choosing not to repair is legitimate. Choosing not to disclose a known material defect is not, and failure-to-disclose claims survive closing. Requirements vary by state; ask your agent for your jurisdiction's form and standard.
Frequently asked questions
Do I have to fix everything on the buyer's inspection list?
No. Repair requests are negotiable, and a credit at closing is often a better outcome for both parties.
Should I replace an old roof before selling?
Often a credit or price adjustment is more efficient, unless the roof's condition will prevent buyers from obtaining insurance or financing — in which case it must be addressed.
