The most important things to repair before selling a house

Selling your home means deciding which repairs will attract buyers and which ones you can skip. A leaking roof or broken HVAC system can derail your sale, while fresh paint and clean gutters create the move-in-ready impression that speeds up offers.

This guide walks through the structural fixes, system repairs, and quick touch-ups that matter most — plus what to do if you'd rather sell as-is and move on.

Structural and safety repairs buyers flag

When you're getting ready to sell, start with the big three: structural integrity, electrical systems, and plumbing. Buyers and their inspectors will catch foundation cracks, outdated electrical panels, and plumbing leaks, and any one of them can derail your sale or knock thousands off your price.

Health hazards like mold or pest infestations will send buyers running. Broken appliances and malfunctioning HVAC systems tell buyers you haven't kept up with the home, which makes them wonder what else is wrong.

Government-backed loans like FHA and VA have strict property requirements. A broken HVAC or damaged roof can prevent financing from going through, which means even if a buyer loves your home, they can't close the deal.

1. Foundation cracks or settling

Cracks wider than 1/4 inch, sagging floors, or doors that won't close properly point to foundation problems. Water damage from poor drainage weakens your foundation over time, causing walls to bow or floors to slope.

Buyers see foundation issues as expensive, complicated repairs, often costing an average of $5,166. Many will walk away rather than negotiate. If you notice signs of settling, bring in a foundation specialist for an assessment before listing.

2. Damaged roof or flashing

Missing shingles, visible leaks, or sagging sections raise immediate red flags. The age of your roof matters too. If it's nearing the end of its expected lifespan, buyers may request a replacement or a credit at closing.

Damaged flashing around chimneys and vents lets water seep into your attic, leading to wood rot and mold. Mortgage lenders often require a sound roof for financing approval, so even if you're not replacing the entire roof, fixing broken tiles and resealing flashing prevents water intrusion.

3. Water intrusion and mold

Water stains on ceilings, peeling paint, or a musty smell signal active or past water damage. Mold thrives in damp environments and can spread quickly behind walls or under flooring, creating both health concerns and structural risks.

Stop the source of the leak first, whether it's a roof issue, a plumbing problem, or poor exterior drainage. Then clean and disinfect affected areas. If the problem is widespread, consider professional mold remediation.

4. Severe plumbing leaks

Main line issues, slab leaks, or outdated polybutylene pipes can significantly lower your home's value. Small drips under sinks are one thing, but chronic leaks or signs of water damage suggest bigger problems.

If your home has galvanized steel pipes or polybutylene plumbing, expect buyers to request repairs or price adjustments. Fixing leaks and replacing problem pipes before listing prevents last-minute negotiations.

5. Outdated electrical panels

Electrical panels labeled Zinsco, Sylvania GTE, or Federal Pacific are known fire hazards and often fail inspections. Homes with insufficient amperage for modern appliances or outdated fuse boxes also raise concerns.

Hire a licensed electrician to evaluate your panel and wiring. Upgrading to a modern breaker box and ensuring all outlets and switches work properly prevents financing issues and gives buyers confidence.

Major systems that must work on day one

Buyers expect your home's mechanical systems to function immediately. No one wants to move in and face an emergency repair. HVAC units, water heaters, and garage doors are high-priority items that inspectors test thoroughly.

1. HVAC service or replacement

Your heating and cooling system affects both comfort and energy costs. If your HVAC is more than 10 years old, consider having it serviced by a professional who can confirm it's running efficiently.

Replacing an aging or broken HVAC unit can be expensive, but it's often necessary if the system doesn't heat or cool properly. Advertising "new HVAC" on your listing attracts buyers and can speed up your sale.

2. Water heater functionality

A water heater that leaks, makes strange noises, or fails to maintain temperature will concern buyers. Most units last 8 to 12 years, so if yours is approaching that age, expect questions during the inspection.

Check for rust around the tank, sediment buildup, and proper insulation on pipes. If replacement isn't in your budget, ensure the current unit works well and disclose its age upfront.

3. Broken garage door mechanisms

Garage doors are both a convenience and a safety feature. Doors that don't open smoothly, have broken springs, or lack auto-reverse safety mechanisms can fail inspections and create liability concerns.

Repairing or replacing a garage door opener is relatively inexpensive compared to other fixes. Test everything before listing to ensure remotes work and tracks are properly aligned.

High-ROI kitchen and bathroom fixes

Kitchens and bathrooms carry significant weight in buyers' decisions, but you don't need a full renovation to make an impact. Focus on functional repairs rather than expensive cosmetic upgrades that may not align with buyers' tastes.

1. Leaking fixtures and toilets

Dripping faucets, running toilets, and shower valves that won't seal properly are small problems that suggest poor maintenance. Buyers notice them immediately during showings, and they're easy to fix yourself or with a plumber's help.

Replacing worn washers, tightening connections, and resealing fixtures takes minimal time and cost. Fresh caulking around sinks and tubs also signals that you've kept up with routine care.

2. Broken or dated appliances

Buyers expect working appliances, especially in the kitchen. A refrigerator that doesn't cool, a dishwasher that won't drain, or a stove with broken burners will either require replacement or a price reduction.

If your appliances are more than 10 years old and showing wear, consider whether replacing them makes sense for your market. At minimum, ensure everything is clean and functional, and disclose the age of each appliance.

3. Worn cabinets and countertops

Cabinets with loose hinges, broken handles, or doors that won't close properly detract from your kitchen's appeal. You don't need to replace everything. Tightening hardware, repainting cabinet doors, or refinishing surfaces can refresh the look without a major investment.

4. Grout and caulk refresh

Stained, cracked, or missing grout and caulk in bathrooms and kitchens suggest moisture problems and poor upkeep. Buyers worry about mold and water damage behind the scenes, so replacing old caulk and regrouting tiles signals that you've maintained high-moisture areas.

Use mold-resistant caulk and grout to prevent future issues. A fresh seal around tubs, sinks, and backsplashes takes just a few hours but significantly improves the perception of cleanliness.

Flooring and interior surface touch-ups

Visible wear on floors, walls, and ceilings makes homes feel tired and neglected. Addressing scratches, stains, and holes creates a polished impression that can lead to faster offers and higher prices.

1. Hardwood refinishing

Scratched, discolored, or uneven hardwood floors can be sanded and refinished to look brand new. If your floors are in good structural condition but just show wear, refinishing costs far less than replacement.

On the other hand, if your floors only have light surface scratches, a thorough cleaning and polish might be enough. Hardwood is a major selling point, so presenting it in its best condition pays off.

2. Carpet replacement or stretching

Stained, worn, or smelly carpet turns buyers off immediately. Pet odors and visible wear patterns suggest you haven't maintained the home, and many buyers will factor replacement costs into their offers.

If your carpet is in decent shape, professional steam cleaning can remove stains and freshen the fibers. When carpet is beyond saving, replacing it with neutral-toned, mid-grade options is usually the best move.

3. Paint touch-ups in neutral colors

Scuff marks, nail holes, and bold accent walls can distract buyers and make rooms feel smaller. A fresh coat of neutral paint brightens spaces and helps buyers envision their own furniture and decor.

You don't need to repaint every room, but focus on high-traffic areas and any walls with noticeable damage. Painting is one of the highest-return improvements you can make.

4. Patch holes in drywall

Nail holes, dings from furniture, and larger damage from wall-mounted items are easy to overlook but stand out during showings. Use spackle for small holes and mesh tape for larger repairs, then sand smooth and paint over the area.

Exterior and curb appeal improvements

Your home's exterior creates the first impression, and buyers often decide whether to schedule a showing based on photos and drive-bys. Addressing peeling paint, broken fixtures, and overgrown landscaping signals that you've maintained the property inside and out.

1. Siding and trim repairs

Loose boards, peeling paint, and gaps in caulking suggest your home hasn't been well cared for. Repairing damaged siding, repainting trim, and sealing gaps prevents water intrusion and improves your home's overall appearance.

If a full exterior paint job isn't in your budget, focus on the front of the house and any areas with visible damage. Even small touch-ups can make a significant difference.

2. Fix windows and doors

Broken seals, drafty frames, and hardware that doesn't work properly affect both energy efficiency and security. Buyers test windows and doors during showings, and anything that sticks, leaks, or won't lock raises concerns.

Replacing worn weatherstripping, fixing broken locks, and ensuring smooth operation are straightforward repairs. If window seals are broken, often visible as condensation between panes, consider replacing the glass or the entire window if it's old.

3. Gutter cleaning and drainage

Clogged gutters can lead to roof damage, foundation problems, and water intrusion. Buyers and inspectors check that water flows away from the house, so ensure gutters are clear and downspouts direct water at least 5 feet from the foundation.

Cleaning gutters and extending downspouts are simple, low-cost fixes. If your gutters are damaged or sagging, repair or replace them before listing.

4. Landscaping for first impressions

Overgrown bushes, dead plants, and patchy lawns make your home look neglected. Mowing the lawn, trimming hedges, adding fresh mulch, and planting a few colorful flowers can transform your curb appeal without breaking the budget.

Focus on the front yard and entryway first. A tidy, welcoming exterior encourages buyers to see the rest of your home in a positive light.

Quick declutter and deep-clean checklist

Even the best-maintained home can feel cluttered and uninviting if it's not clean and organized. Removing personal items, deep-cleaning forgotten areas, and creating a sense of openness helps buyers envision themselves in your space.

1. Remove personal items

Family photos, unique collections, and personalized decor make it harder for buyers to imagine living in your home. Packing away personal belongings also makes rooms feel larger and less cluttered.

Consider renting a storage unit for excess furniture, seasonal items, and anything that doesn't contribute to a clean, neutral presentation. Depersonalizing your home is one of the simplest ways to improve its marketability.

2. Clean baseboards and vents

Dust accumulates in places you don't see every day: baseboards, air vents, ceiling fans, and light fixtures. Buyers notice during showings, and dirty, neglected areas suggest the home hasn't been well cared for.

Wiping down baseboards, vacuuming vents, and dusting high surfaces takes just a few hours but significantly improves the overall impression. A deep clean signals that you've maintained your home.

3. Power-wash walkways

Driveways, sidewalks, and patios accumulate dirt, algae, and stains over time. Power-washing removes buildup and makes your home's exterior look fresh and well-kept.

It's an inexpensive task that can be done in an afternoon, either by renting equipment or hiring a service. Clean walkways also improve safety by removing slippery algae and moss.

Repairs that rarely pay off when you sell

Not every improvement adds value to your home, and some projects can actually hurt your sale by over-personalizing the space or extending your time on the market.

1. High-end luxury upgrades

Granite countertops, custom cabinetry, and designer fixtures may appeal to you, but they often don't return their full cost in the sale price. Buyers in most markets aren't willing to pay a premium for luxury finishes, especially if they plan to renovate according to their own tastes.

2. Full room additions

Adding square footage sounds like a great way to increase value, but room additions are expensive, time-consuming, and require permits that can complicate your sale. Buyers may question the quality of the work or worry about whether permits were pulled correctly.

3. Custom taste finishes

Bold paint colors, unique tile patterns, and personalized design choices reflect your style, but they can turn off buyers who don't share your vision. Most buyers prefer neutral, move-in-ready homes where they can add their own touches.

How to prioritize repairs on a tight budget or timeline

If you're short on time or money, you can't tackle every repair at once. The key is identifying which fixes will have the greatest impact on your sale and which ones buyers can overlook or negotiate, especially when considering the overall costs of selling.

1. Get a pre-listing inspection

Hiring a professional inspector before listing gives you a clear picture of your home's condition and helps you prioritize repairs. You'll know which issues are deal-breakers and which are minor concerns that buyers might accept.

Keep in mind that you're legally required to disclose any known material defects. If the inspection reveals major problems, you'll need to address them or disclose them upfront.

2. Rank items by safety and ROI

Start with repairs that affect safety, structural integrity, or financing approval: foundation issues, electrical problems, and roof leaks. Next, focus on high-visibility fixes like paint, flooring, and curb appeal that offer strong returns for relatively low costs.

Lower-priority items like cosmetic updates in secondary rooms can wait. Buyers may request credits for them during negotiation, but they're unlikely to walk away over minor cosmetic flaws.

3. Explore financing or credit options

If you don't have cash on hand for repairs, consider a home equity line of credit, a personal loan, or asking your real estate agent about programs that allow you to defer payment until closing.

Alternatively, you can offer buyers a credit at closing to cover repairs they want to make themselves. This keeps your home on the market while giving buyers flexibility to customize.

Selling a house that needs major repairs — your options

Not every seller has the time, money, or desire to make extensive repairs. If your home needs significant work, you still have options that let you move forward without managing contractors and timelines.

1. List as-is and negotiate

Selling as-is means you're offering the home in its current condition and won't make repairs before closing. Buyers can still request inspections and negotiate price reductions or credits, but you're not obligated to fix anything.

Price your home accordingly to reflect its condition. Buyers will factor repair costs into their offers, so setting realistic expectations helps attract serious interest.

2. Offer repair credits

Instead of completing repairs yourself, you can offer buyers a credit at closing to cover the cost of fixes they want to make. This gives buyers control over the work and lets them choose their own contractors.

Work with your agent to determine a fair credit amount based on contractor estimates. Buyers appreciate transparency and flexibility, and credits can keep deals moving forward.

3. Request a cash offer from Opendoor

If you want to skip repairs entirely and sell quickly, Opendoor offers a streamlined solution. You can request a free, no-obligation cash offer and choose your own closing date, allowing you to move forward on your timeline without worrying about showings, inspections, or buyer financing.

Opendoor evaluates homes in their current condition, so you don't need to fix anything before selling. This option works well for sellers facing tight timelines, those who've inherited properties, or anyone who values convenience.

Ready to skip repairs and sell fast with Opendoor

If managing repairs, coordinating contractors, and waiting for buyers feels overwhelming, Opendoor offers a different path. You can sell your home as-is, without fixing anything, and close on your schedule.

Opendoor provides a transparent cash offer based on your home's current condition. The entire process happens online, from requesting your offer to reviewing your personalized report to scheduling your closing.

No repair requirements: Sell your home as-is without fixing anything.

Fast closing: Complete your sale in days, not months.

Transparent pricing: Know exactly what you'll receive upfront.

Get your free cash offer today and see how much flexibility you can unlock.

FAQs about fixing a house before selling

Will FHA or VA financing fail if I skip certain repairs?

Government-backed loans like FHA and VA have specific property condition requirements that can affect whether buyers can secure financing. Issues like broken HVAC systems, damaged roofs, peeling paint, or safety hazards may prevent loan approval.

How long do common home repairs delay closing?

Most essential repairs like fixing plumbing leaks, replacing appliances, or patching drywall take one to three weeks. Major system replacements, such as HVAC units or roofs, can extend timelines significantly, sometimes adding a month or more depending on contractor availability.

Can I deduct repair costs on taxes when I sell my house?

Capital improvements like adding a deck, replacing a roof, or upgrading HVAC may qualify for tax deductions by increasing your home's cost basis and reducing taxable gains. Routine maintenance and repairs typically don't reduce taxable gains, so consult a tax professional to understand what qualifies in your situation.

This article is meant for informational purposes only and is not intended to be construed as financial, tax, legal, real estate, insurance, or investment advice. Opendoor always encourages you to reach out to an advisor regarding your own situation.

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