Fix These 9 Things Now After an Inspection — Sell Faster in Georgetown, ON

What should I fix immediately after an inspection?

Want to sell fast in Georgetown? Fix these things immediately after an inspection — before a buyer walks away.

Why acting fast after an inspection wins deals

You just got an inspection report. It’s a list of problems and a headache. Now you have two choices: react slowly and watch buyers walk, or act fast and keep momentum. In Georgetown’s market, where buyers compare older character homes and newer builds, speed equals trust. Fix priority issues immediately and you convert a conditional offer into a firm sale.

This guide tells you exactly what to fix first, what to document for appraisers, and how to negotiate smart if you don’t want to perform every repair. All advice is tailored to Georgetown, Ontario — its cold winters, freeze-thaw cycles, older stone and Victorian homes on Main Street, and local permit rules in Halton Hills.

The triage list: What to fix immediately (in order)

1. Safety hazards — fix first, no exceptions

• Exposed wiring, loose railings, deteriorating stairs, missing handrails, and any gas leaks. Buyers and appraisers flag safety issues and most insurance companies will not insure a risky property. Fix these within 24–72 hours.
• Get licensed electricians or plumbers for anything that requires certification. Keep invoices and photos.

1. Water intrusion and moisture issues

• Basements in Georgetown are common trouble spots. Patch active leaks, install or repair sump pumps, and clean/repair downspouts and eavestroughs to route water away from the foundation.
• If the inspector flagged efflorescence, damp walls, or standing water, hire a qualified contractor immediately. Document the fix with before/after photos and receipts.

1. Roof, flashing, and attic ventilation

• Freeze-thaw cycles in Halton Hills accelerate roof damage. Replace missing shingles, repair flashing, and clear soffit and ridge vents.
• If there’s evidence of prior leaks, secure repairs and obtain a short contractor warranty. Appraisers note a new or well-documented roof — it reduces risk and helps value.

1. Heating, ventilation, and HVAC basics

• Ensure the furnace works, replace filters, and get a service call for visible problems. In Georgetown winters, a working furnace is a dealmaker.
• If the unit is old, get a maintenance receipt and a written evaluation from a licensed HVAC technician to provide to buyers and appraisers.

1. Major plumbing issues

• Fix sewer backups, leaking waste lines, and water heaters that are failing. Replace small parts immediately; replace units if the inspector marks them as end-of-life.
• Provide receipts and documentation for any replaced fixtures.

1. Electrical code items

• Replace non-functioning outlets, ensure GFCI outlets in kitchens/bathrooms, and fix ungrounded three-prong outlets where possible. Electrical concerns reduce appraised value.

1. Structural red flags

• Cracked foundation walls, sagging beams, or sloping floors require a structural contractor. If immediate repair isn’t feasible, obtain an engineer’s report with a repair plan and timeline. Appraisers accept engineered repair plans and credit them to value.

1. Mold and insect infestation

• Remove visible mold, remediate and test if necessary. For insect issues (termites, carpenter ants), get a licensed exterminator certificate. Buyers view infestations as immediate deal breakers.

1. Simple high-ROI cosmetic fixes

• Caulking, minor drywall repairs, door alignment, fresh neutral paint, and burned-out light bulbs. These don’t appear on every inspection report but polish perceived condition.

Appraisal-smart repairs: prioritize what increases appraised value

Appraisers focus on condition, functionality, and comparable sales. Spend money where it protects value:

• Fix systems that show as “near failure” — HVAC, water heater, roof. These are red flags to appraisers.
• Eliminate active water issues. Moisture problems reduce value more than cosmetic flaws.
• Ensure curb appeal: clear eavestroughs, clean walkways, paint the front door, and repair visible exterior damage. First impressions matter to appraisers and buyers.

Avoid low-ROI upgrades like high-end landscaping or expensive kitchen overhauls unless you’re already planning them. For Georgetown, quick exterior repairs and a documented roof/HVAC history move the needle most.

Document everything — this is how you win appraisal and buyer confidence

• Take clear before/after photos with dates.
• Keep receipts, contractor licenses, and warranties in one folder.
• If you can’t complete a repair before closing, get a written contractor scope and timeline. Appraisers and buyers accept documented plans.

Deliver the file to the buyer, their agent, and the appraiser. Documentation converts uncertainty into verified risk mitigation.

Fix or credit? How to decide fast

• If the repair costs less than 1–2% of the home price and is easy to schedule, fix it.
• If the repair is costly, requires permits (Halton Hills building permits), or could delay closing, offer a credit or price adjustment instead. Provide the contractor’s estimate.

Example: Roof needs partial replacement estimated at $10,000 on a $800,000 home. Offer a seller credit and provide multiple contractor quotes and a plan. That keeps the sale moving and gives the buyer options.

Permits and local rules — what Georgetown sellers must know

• Halton Hills requires permits for structural changes, major electrical, and some plumbing. Unpermitted work can kill an appraisal or delay closing.
• If a repair requires a permit and you can’t get sign-off before closing, disclose it and provide a permit application timeline and contractor warranty.
• Keep communications with the Town of Halton Hills records if you open permits. Appraisers like clean legal records.

How to talk to buyers and agents — script that keeps control

Be honest, fast, and direct. Use a facts-only approach with documentation.

• “We addressed the safety issues and repaired the roof flashing. Here are invoices and contractor warranties.”
• “We’re offering a credit for the HVAC replacement — here are three quotes and the contractor timeline.”

This approach reduces emotional negotiation and positions you as a proactive seller.

Quick timelines and expected costs (Georgetown-focused)

• Safety fixes (handrails, exposed wiring): 1–3 days; $200–$2,000
• Small roof repairs: 2–7 days; $300–$2,000
• Basement leak remediation (minor): 3–10 days; $800–$5,000
• Furnace servicing: 1–3 days; $150–$400
• Partial roof replacement: 7–21 days; $5,000–$15,000

Costs vary. Use local contractors with Halton Hills experience — they know permit timelines and common issues in Georgetown stock.

Local contractor strategy — hire fast, hire smart

• Use contractors that provide written estimates, timelines, and are registered/licensed in Ontario.
• Ask for references on similar Georgetown homes. Contractors familiar with local freeze-thaw and stone foundations move faster and provide realistic quotes.
• Get at least two quotes for any job over $2,000.

Closing the loop: What the appraiser wants to see

• A dry home with no active leaks.
• Working mechanical systems (furnace, water heater, HVAC).
• No open structural defects; if present, an engineer’s report is acceptable.
• Clean documentation for repairs, permits, and warranties.

If you can show the appraiser a folder with receipts, before/after photos, contractor licenses, and any permits — you boost confidence and the final appraised value.

Final seller playbook for Georgetown, ON

1. Triaged action within 72 hours for safety, water, and HVAC.
2. Document every repair with photos and receipts.
3. Choose fix vs credit based on cost and permit needs.
4. Use local Halton Hills contractors familiar with Georgetown homes.
5. Deliver a repair file to buyer, agent, and appraiser.

Acting fast keeps the buyer’s momentum and preserves value.

Ready to move fast? Local help

If you want a local pro to triage repairs, recommend contractors, or manage disclosure and appraisal prep in Georgetown, contact Tony Sousa — Local Realtor, Halton Hills specialist.

• Email: tony@sousasells.ca
• Phone: 416-477-2620
• Website: https://www.sousasells.ca

FAQ — Inspections, appraisals, and selling in Georgetown

Q1: Should I get a pre-listing inspection or wait for the buyer’s inspection?

A1: Get a pre-listing inspection if you want control. It uncovers issues you can fix on your timeline, avoids surprise negotiations, and can prevent lowball offers. In Georgetown, pre-listing inspections are worth the cost because older homes bring known risks: foundations, roof wear from freeze-thaw, and aging systems.

Q2: If the inspector finds a cracked foundation, do I need to fix it before listing?

A2: Not always. Get a structural engineer’s assessment. An engineer’s report with a repair plan and timeline often satisfies appraisers and buyers more than a quick, incomplete fix. For severe structural failure, immediate repair or a properly priced credit is necessary.

Q3: How do appraisers treat cosmetic vs. functional issues?

A3: Appraisers weigh function over form. A dated kitchen won’t tank value if systems and structure are sound. Active water intrusion, failing furnace, or roof issues reduce value. Fix functional issues first; cosmetic updates help marketability but have lower appraisal impact.

Q4: Will unpermitted work discovered in an inspection kill my sale?

A4: Unpermitted work complicates sales. If the work affects safety or structure, it can kill financing. Disclose it, provide documentation, and show an action plan with permit application or remediation quotes. Buyers and lenders accept transparent plans more often than hidden surprises.

Q5: How should I present repair or credit offers to buyers to keep the deal moving?

A5: Be decisive and professional. Present options: a fixed repair with invoices and a contractor warranty, or a credit backed by multiple quotes. Avoid vague promises. Provide timelines and documentation so buyers and lenders can evaluate the solution quickly.

If you want bespoke advice for your Georgetown property — prioritized repair lists, contractor referrals, and appraisal prep — contact Tony Sousa at tony@sousasells.ca or 416-477-2620. He knows Halton Hills, local permitting, and what appraisers look for here.