What not to fix when selling a house

The median existing home sale price climbed to $422,600 in July according to data compiled by the National Association of REALTORS® (NAR). If you’re considering listing your home in this market, you might be wondering how to get the maximum value for your property.

A lot of preparation goes into a home sale before the listing is live, including cleaning, making repairs or deciding whether to sell as is. Before you list your home, make sure you understand what problems are mandatory, suggested, or not worth fixing. 

What are the common issues not to fix when selling a house?

Common problems not to fix when you sell a house include minor issues of wear and tear. Buyers may notice certain cosmetic issues, like scratched walls or worn flooring, but these might not be as problematic as broken appliances or water damage. Especially in older houses, many homebuyers expect signs of previous use and may choose to tackle these areas on their own. 

Should you fix minor electrical issues before selling?

You should consider fixing known minor electrical issues before selling, as most states require that a seller disclose any known issues to the homebuyer, whether or not the buyer asks. 

Unknown electrical issues may present themselves during a home inspection; some require fixing while others are suggested. Even small electrical issues can present health and safety risks to occupants of the home, which is why these issues should be identified and fixed, whether by the seller or as agreed upon by the buyer.

Are cosmetic damages worth fixing before selling?

Although cosmetic damages are considered minor issues compared to larger, more expensive problems, they may be worth fixing to add to the home’s appeal. Some real estate agents believe that cosmetic upgrades as simple as fresh paint or professional house cleaning can have a significant impact on a buyer’s perspective.

Some common cosmetic fixes include:

• Paint any rooms where walls are scratched or faded
• Replace dated light fixtures
• Refinish hardwood floors or deep clean carpets
• Replace chipped tiles in the bathroom and clean grout

Depending on your budget, you could also consider painting your kitchen cabinets and upgrading your fixtures in the kitchen and bathroom. Try to consider the whole room when you decide what to fix. If the entire kitchen needs work, then new paint might not help much. On the other hand, if the bathroom looks dingy because of an old light fixture, buying a new one might help brighten up an otherwise ready area.

Should you upgrade old appliances before selling?

Upgrading old appliances before selling your home is not always recommended. Real estate agents seem to be torn on whether these upgrades are worth it. In its 2022 Remodeling Impact Report, NAR shared data showing a complete kitchen renovation typically recovers 75% of the cost. If you’re improving the kitchen to sell, you’ll want to find a sweet spot between quick paint updates and a complete overhaul; new appliances might fall somewhere in the middle depending on what condition your kitchen’s in and your goals.

The Alabama Association of REALTORS® (AAR) highlights some pros and the cons: 

• Some agents agree that homebuyers will wonder if other systems of the home are neglected if you don’t upgrade or fix old appliances
• Others believe that old or broken appliances don’t need to be replaced, depending on the price of the home, area comparables and whether the seller is interested in negotiating with the buyer

If appliances are broken, you might opt to replace them or adjust the sale price accordingly. If appliances are dingy, dated or temperamental, decide whether you’ll be willing to negotiate the price vs. how much you want to invest in the kitchen. 

Is it necessary to repair minor plumbing issues before selling?

Depending on the issue and whether you’re selling the house as is or are willing to make repairs, you may not need to make minor plumbing repairs. Keep in mind that any leaks, no matter how small, are best repaired as soon as possible by a licensed plumber. If you’re unaware of plumbing issues, but the home inspection report identifies them, the buyer may ask that you make these repairs or contribute to their cost.

What is most important to fix when selling a house?

According to the AAR, it’s most important to fix major issues when selling a house. These are typically problems that are related to the health and safety of the new homeowners and their guests. Eight of the most important things to fix when selling a house according to the AAR are:

1. Water damage and mold: This includes present damage and signs of prior damage.
2. Faulty detectors: Smoke detectors, carbon monoxide detectors and radon systems should all be in working order.
3. Broken plumbing: This ranges from your interior pipes to sump pumps and septic systems.
4. Malfunctioning HVAC: Heating and air conditioning systems should be in working condition.
5. Structural issues: Repair sagging roofs, leaning walls, and cracks in the ceiling, walls, or fireplace.
6. Foundation problems: This typically includes cracks wider than ⅛ inch.
7. Roof damage: Interior leaks and worn, damaged, or missing shingles should be replaced.
8. Broken light fixtures: Make sure interior and exterior lighting sources are working.

What not to fix when selling a house FAQ

What shouldn’t you fix when selling a house?

Knowing what home repairs to avoid can keep your home improvement costs low, especially if you ignore minor issues that won’t provide a significant return on your investment. Cosmetic fixes may not be necessary depending on the age of your home and the condition of comparable houses for sale nearby. You should also reconsider any minor repairs that won’t deliver a return on investment, like replacing old appliances that are still in working condition or making extensive renovations to flooring if there’s only a reasonable amount of expected wear and tear. 

Is it worth fixing up a house before selling?

Fixing up a house takes time, effort, and a financial commitment — all of which are additional steps in the process that sellers might want to avoid. You have the right to list your house as is, indicating to the buyer that you don’t want to make any repairs. However, it may be in your best interest to consider a few cost-effective home selling tips. The Massachusetts Real Estate News speculates that a seller can lose between 5% and 30% of their home’s value when selling a home that requires repairs and renovations. 

Can I sell my house as is?

You can identify your listing as an as-is sale to let prospective buyers know that you won’t make repairs regardless of inspection results. Some states, like North Carolina, don’t have laws that force sellers to make repairs. However, certain loan types, like FHA and VA loans, require repairs to be made before approving a mortgage. If you’re selling a home as is and intending to refuse all repairs, it may limit your ability to attract the most buyers. A homebuyer who’s using an FHA loan might not consider an as-is home because they know their property must meet safety and habitability standards set by the Federal Housing Administration.

What are the most cost-effective repairs before selling a house?

Forbes reported a 105% return on investment for painting walls inside the home, and an 80% return for exterior painting. It also included quick and efficient upgrades, such as new fixtures, lights and amping up curb appeal. In addition, you could also add features like putting a dedicated laundry room on the first or second floor and by reworking extra spaces to cater to older generations, like creating mother-in-law suites or outfitting spare bathrooms with accessibility features. 

How do minor repairs impact the sale of a house?

Minor repairs may have an impact on the sale of the house, increasing both its perceived value, and in some cases, its actual value. For instance, sprucing up the exterior of the home, like adding a fresh coat of paint, can add to its curb appeal and potentially increase its resale value. Cosmetic fixes might not help if there are larger issues on an inspection report, however; repairing and fixing up areas that have minor wear and tear may not help much if there is water damage or a problem with the foundation.