Which repairs are worth doing before you sell?
How to decide what to fix, what to leave, and when it makes sense to sell as it is.
No obligation. No pressure. Takes about 2 minutes.
The short answer
The repairs most worth doing are the ones buyers and their lenders will notice or refuse: safety problems, active leaks, and systems that don't work. Cosmetic updates only make sense if they cost less than they add to the price and you have the time and cash to do them. If the house needs more than you can take on, pricing it as it is or selling for cash may make more sense than repairing it.
Step by step
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1
Fix what stops a sale
Start with safety issues, water getting in, and anything that doesn't work, like heat, plumbing or electrical. These are the items that turn up on a buyer's inspection and can hold up a loan.
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2
Do the cheap, visible things
Cleaning, clearing clutter, fresh paint in rough spots, replacing burned-out bulbs and fixing sticky doors cost little and help the house show.
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3
Get a quote before a big project
For a roof, kitchen or bath, get written quotes and ask a local agent or appraiser what similar homes sold for with and without the update. If the quote is close to the price gain, it may not be worth the time.
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4
Count the time and cash
Repairs take money up front and push back your listing date, and you keep paying the mortgage, insurance and utilities while the work gets done.
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5
Tell buyers what you know
Whatever you fix or leave, be upfront with buyers about known problems. Hiding them can cost you more later than the repair would have.
Cash offer vs listing
Example: a $250,000 home
| Offer | $205,000 |
|---|---|
| Repairs | $0 |
| Commissions | $0 |
| Closing costs | $0 |
| You walk away with | $205,000 |
| In 7 to 14 days | |
| Sale price | $250,000 |
|---|---|
| Repairs | about $8,000 |
| Commissions | about $13,800 |
| Closing and holding | about $6,000 |
| You walk away with | about $222,200 |
| In 60 to 90 days | |
Example only. Your numbers depend on your home and market.
If the repair list feels too long, we can show a cash offer for the house as it is next to what listing could net after repairs.
Frequently asked questions
Should I fix everything a buyer's inspector might find?
No. Focus on safety, leaks and systems that don't work. For the rest, you can offer a credit or price the house to reflect it.
Is a kitchen remodel worth it before selling?
Only if it adds more to the price than it costs, after the time it takes. Get quotes and look at what similar nearby homes sold for with and without updates.
Can I sell without making any repairs?
Yes. You can list it as it is at a price that reflects the work, or get a cash offer for it as it is and see that next to what listing could net.
Who are you?
We are real estate investors based in Baltimore, helping homeowners since 2016. We buy houses directly for cash. We are not a licensed real estate brokerage and do not list homes ourselves; if listing could get you more, we show you the math so you can choose.