Every seller asks me the same question: what should I fix before we list? As an electrical engineer who has renovated and flipped homes and owns rental properties, I look at a house the way buyers, inspectors and appraisers will. The goal isn’t to fix everything. It’s to fix the right things, so you net more and the deal doesn’t fall apart after inspection.
Fix First: Anything That Could Kill the Deal
These items scare buyers, show up on every inspection report and can cause problems with a buyer’s loan. Address them before listing or price them in.
- Electrical safety: double-tapped breakers, open junction boxes, missing outlet covers, ungrounded outlets, missing GFCI protection in kitchens and baths, and outdated panels.
- Water: active roof leaks, plumbing leaks, basement water and missing or broken gutters and downspouts.
- Heating and cooling: have the system serviced and keep the receipt to show buyers.
- Safety items: working smoke and carbon monoxide detectors, secure handrails and no trip hazards.
- Anything a lender’s appraiser will flag: broken windows, peeling paint on older homes and non-working utilities.
Worth Doing: Inexpensive Updates With a Strong Return
- Fresh, neutral paint
- Bright, consistent lighting and new bulbs
- Small fixes: leaky faucets, sticking doors, loose cabinet hardware
- Deep cleaning, including carpets and windows
- Curb appeal: trimmed landscaping, fresh mulch and a clean front entry
- Decluttering and light staging
Usually Skip: Big Projects Right Before Listing
Full kitchen or bathroom remodels, major additions and high-end finishes rarely return their full cost when you’re about to sell, and buyers often want to choose those finishes themselves. Unless the home is in very rough condition, it’s usually better to price accordingly and let the buyer renovate. I’ll give you real cost estimates so you can compare.
Know Your Local Requirements
- Resale and use-and-occupancy inspections: many Bucks and Montgomery County municipalities, as well as some other local governments, require an inspection before a home can be sold, and it may require specific repairs.
- Seller disclosure: Pennsylvania’s Real Estate Seller Disclosure Law requires sellers to disclose known material defects. Fixing an issue is often easier than explaining it.
- Permits: unpermitted work can raise questions from buyers and their inspectors. Let me know about past projects so we can plan for them.
Consider a Pre-Listing Inspection
For older homes, a pre-listing inspection can be worth it. You learn about issues on your own timeline, can get competitive repair quotes, and can price the home with confidence instead of renegotiating under pressure after a buyer’s inspection.
How I Help Sellers Decide
Before we list, I walk through your home and give you a clear plan: what to fix, what to leave alone, and how each choice affects your price and timeline. Because I understand construction and repair costs, I can also push back when a buyer uses inspection items to ask for more than they’re worth.
Learn more about our approach on the Selling Process page.
Frequently Asked Questions
Should I renovate my kitchen before selling?
Usually not. Major remodels right before a sale rarely return their full cost. Fresh paint, lighting, hardware and small repairs typically give a better return.
What repairs are required to sell a house in Pennsylvania?
Pennsylvania doesn’t require sellers to make specific repairs statewide, but you must disclose known material defects, and many municipalities require a resale or use-and-occupancy inspection that can mandate certain repairs. Your buyer’s lender may also require repairs.
Is a pre-listing inspection worth it?
For older homes, often yes. It lets you find and fix issues on your schedule and price the home with confidence, reducing surprises during the buyer’s inspection.
What do home inspectors flag most often?
Electrical safety issues, roof and water problems, aging heating systems and missing safety items like smoke detectors and handrails are among the most common findings.
Alan Asriants is a real estate agent licensed in Pennsylvania and New Jersey since 2017, an electrical engineer (Penn State) and an investor who grew a single house hack into an 18-unit rental portfolio. He leads The Asriants Team at New Century Real Estate.