How to Focus on the Right Fixes Before Selling Your House

You’ve lived with your home’s quirks for years: The toilet handle that needs jiggling after every flush. The electrical outlets that haven’t worked in a decade. That red accent wall in the living room that’s more dated than dramatic. Now that you’re selling your house, you see these imperfections through the eyes of potential buyers. And you wonder what they’ll overlook — and what might be deal breakers if you ignore them. Let’s take a look at what to fix before selling a house, and the equally important matter of what not to fix so you can avoid going overboard.

Consult with a real estate agent

Luckily, you don’t have to figure it out on your own. Start by asking a top local real estate agent for their perspective. Allowing them to do a quick walkthrough could save you a ton of money.

“The advice of a professional Realtor® is indispensable,” says Maria Hoffman, an Elite agent in Tampa, Florida.  “Sometimes, people undertake costly repairs or improvements that just are not going to net any return when they sell.”

For example, she had a client who was about to sign a contract to install solar panels in his home for $30,000. While solar panels are a fantastic way to cut energy costs, her client was planning to sell the house in a few months. Hoffman advised him to skip the panels.

“He would not be able to get that $30,000 back on top of his sale price,” she explains. “That’s an item that pays off over the long term. Agents know what buyers are looking for and can help you do a cost-benefit analysis for potential repairs and upgrades.”

Common major repairs to fix before selling a house

No two houses are alike, which means your home is going to have its own unique set of repair issues. Invest in a pre-sale inspection to identify significant problems in your home that could scare buyers away or result in a lower appraisal if they’re not resolved. Your real estate agent can go over the inspection report with you and help you prioritize essential repairs.

“If we’re back on the market because we have these repair issues, every other buyer that comes in to buy our property will want these issues addressed,” says Nathan Dart, an Elite agent in Gaithersburg, Maryland.

Below are some common issues that are found during inspections:

Plumbing problems

Water damage caused by plumbing problems is serious since it can lead to mold and dry rot. The cost to repair it depends on a variety of factors, such as the source of the water, the size of the damaged area, and how long the problem has existed. Easy-to-fix issues include replacing a leaky faucet’s washers or a toilet’s wax ring.

Dated electrical

Electrical problems are no laughing matter — they’re responsible for 51,000 fires every year. They run the gamut from low-cost, simple fixes for things like missing wire nuts, frayed wiring, and faulty light switches, to major jobs such as rewiring your entire home or replacing an outdated circuit breaker.

Heating, ventilation, and AC issues

Installing a new HVAC unit can range between $7,000 to $16,000, so buyers will want to steer clear of this expense.

Fortunately, just because your system isn’t working or running efficiently doesn’t necessarily mean you need a new one. A qualified technician may be able to repair it. You’ll just need to budget for a service call and any extra fees for repairs and parts. However, an older HVAC at the end of its estimated lifespan can also bring down the appraised value of your home if other houses in the area have newer units.

Roof problems

An aging roof can decrease your property value and cause a host of other side effects, including attic leaks and poor ventilation, which may lead to paint blistering and mold inside the home — and high energy bills. A roof costs an average of $5,855 to $13,113 to replace. Consider investing in a new roof before selling if yours is significantly older or in disrepair compared to neighboring roofs.

Foundation flaws

A severely damaged foundation threatens the structural integrity of your entire home, which can make it difficult to sell. In worst-case scenarios, major foundation repairs can cost $2,188 to $7,884. Even basic fixes can be pricey. Filling in a single crack, for example, runs between $800 and $1,500 according to the Foundation Repair Network. And that doesn’t include fees for extras like slab jacking or hiring a structural engineer to assess the damage.

Lack of modern safety features

One of the first things home inspectors or appraisers look for are detectors for smoke and carbon monoxide.

Every state requires in-home smoke detectors; carbon monoxide detectors are required in all but two states: Kansas and Hawaii. Make sure you know your state and local laws — or check with your real estate agent — when it comes to how and where detectors must be installed. GFCI outlets and receptacles also are must-haves for rooms with a water source, such as kitchens and bathrooms.