What should I fix immediately after an inspection?
Fix These 9 Things Immediately After a Home Inspection — Or Lose Your Sale in Milton!
If you just got an inspection report, stop scrolling and act. In Milton’s fast, competitive market a slow or wrong fix can cost you thousands or even the sale. This post tells Milton homeowners exactly what to fix first after a home inspection, why each item matters for buyers and appraisers, and how to prioritize repairs so you keep value and close the deal.
The rule: Safety, Structure, Moisture, Systems — then Everything Else
When you get an inspection report, use this priority order:
- Safety hazards (electrical, gas, carbon monoxide) — fix immediately.
- Structural and roof issues — next.
- Water, drainage, and moisture control — high priority in Milton.
- Mechanical systems (furnace, water heater, electrical panel) — ensure functioning and safety.
- Pests and mold — remediate if active or visible.
- Cosmetic and minor repairs — last.
This order protects the buyer, satisfies lenders and appraisers, and reduces the chance of renegotiation or a deal falling apart.
1) Eliminate Safety Hazards First
Anything that puts people at risk kills deals fast.
- Exposed wiring, open splices, or older knob-and-tube wiring? Replace or at least secure and tag by a licensed electrician.
- Gas leaks, cracked flues, or dangerous furnace operation? Call a licensed HVAC/gas technician and get written confirmation.
- Missing or non-functioning smoke and CO detectors? Replace them immediately. Ontario law requires working detectors on each level and outside sleeping areas.
Why Milton buyers care: Lenders and insurers will flag these. Buyers want safe homes — not negotiations.
Estimated cost range (Ontario): $150–$2,500 depending on severity.
2) Fix Active Roof Leaks and Major Roof Damage
Water intrusion starts at the roof. A few missing shingles looks small on paper but becomes a major value hit if the appraiser or insurer sees stains, rot, or secondary damage.
- Patch active leaks, replace damaged shingles, fix flashing around chimneys and vents.
- If more than 30–40% of the roof is aged or failing, get a full roof replacement estimate and disclose it.
Why Milton buyers care: Heavy snowfall, freeze-thaw cycles, and spring melt make roof integrity critical here.
Estimated cost range: $300–$8,000+ (patches to full replacement).
3) Stop Basement Moisture — Control Drainage and Sump Pumps
Milton homes sit near the Niagara Escarpment and have variable grades. Poor grading, blocked eavestroughs, clogged downspouts, or failed sump pumps lead to damp basements — a buyer’s red flag.
- Clear gutters and downspouts, extend downspouts away from the foundation.
- Service or install a working sump pump with a backup power source.
- Repair obvious cracks with epoxy or hydraulic cement and consider a full interior or exterior drainage fix if water is active.
Why Milton buyers care: Basements are valuable living space in this market. Moisture kills sales and value.
Estimated cost range: $150–$5,000 depending on scope.
4) Repair Structural and Foundation Problems
Hairline cracks are common. Significant settlement cracks, bowed walls, or uneven floors are not negotiable.
- Get a structural engineer’s assessment for anything more than minor shrinkage cracks.
- For minor cracks, document repairs and provide receipts.
Why Milton buyers care: Structural issues trigger lender and insurance concerns and materially affect appraised value.
Estimated cost range: $500–$20,000+ depending on severity.
5) Ensure Mechanical Systems Work and Are Documented
Buyers and appraisers expect heating, cooling, plumbing, and hot water systems to function at closing.
- Service the furnace and water heater. Replace failed units if needed.
- Replace old or leaking water heaters; a certificate or receipt from a licensed contractor reassures buyers.
- For older homes, ensure the electrical panel meets code or disclose known limitations.
Why Milton buyers care: Cold winters make heating reliability essential. Appraisers reduce value if key systems are failing.
Estimated cost range: $120–$5,000.
6) Address Active Pest or Mold Problems
Active infestations or visible mold must be remediated. Treat, remove, and get a professional clearance if the issue was severe.
Why Milton buyers care: Health concerns and long-term damage reduce marketability and can kill financing.
Estimated cost range: $200–$10,000 depending on scope.
7) Fix Major Plumbing Issues and Water Damage
Leaking fixtures, corroded pipes, and visible water damage should be fixed and documented. Replace old galvanized piping if it’s causing flow problems or leaks.
Why Milton buyers care: Plumbing failures are expensive and inconvenient. Lenders and insurers take note.
Estimated cost range: $100–$7,000.
8) Take Care of Code and Permit Issues That Come Up Often in Milton
Milton follows Halton Region and Town of Milton permit rules. If the inspector notes unpermitted structural changes, decks, or basement suites, do not ignore it.
- Get a retroactive permit or provide documentation where possible.
- If unpermitted work is extensive, disclose and provide repair/permit plans.
Why Milton buyers care: Unpermitted work can delay or block financing and insurance in this area, especially near Conservation Halton regulated land.
Estimated cost range: $250–$10,000+ depending on permit and remediation required.
9) Cosmetic Fixes — Do Them Smart, Not All of Them
Cosmetic issues rarely kill appraisals. Use time and money wisely:
- Paint scuffed walls, tighten loose trim, and fix leaking faucets.
- Don’t over-improve for the neighborhood. Milton pricing is neighborhood-specific; over-investing on small cosmetic items rarely returns more than you spend.
Why Milton sellers should care: A clean, neutral presentation boosts offers. But don’t chase perfection.
Estimated cost range: $50–$3,000.
How Repairs Affect Appraisals in Milton
Appraisers look for market value supported by comparables, condition, and functionality. They don’t need every outlet fixed, but they do adjust value for:
- Active leaks, mold, structural concerns, and major system failures.
- Evidence of deferred maintenance that lowers marketability.
- Repairs that are incomplete or unpermitted.
If fixes eliminate active problems and you provide receipts and warranties, the appraiser can often mark condition concerns as resolved. That protects sale price and avoids renegotiation.
Documents to Collect and Share with Buyers and Appraisers
- Receipts and invoices for repairs.
- Permits and inspection certificates.
- Service records for furnace, A/C, sump pumps, and water heaters.
- Warranties and contractor contact info.
A tidy file of documents reduces friction and speeds closing.
Quick Prioritization Checklist for Milton Sellers
- Fix immediate safety hazards (electrical, gas).
- Patch active roof leaks.
- Stop basement moisture — clear gutters and check sump pump.
- Repair obvious structural issues or get a pro assessment.
- Service heating/hot water; provide receipts.
- Remediate active pest/mold issues.
- Address permitted/unpermitted work with documentation.
- Handle small cosmetic fixes that improve presentation.
Local Insight: Why Milton Needs Faster Action
Milton is growing fast. Inventory tightness means buyers expect move-in-ready homes. But lenders have tightened rules and appraisers are conservative in suburban Toronto markets. In Milton, small unresolved issues that might be overlooked elsewhere can trigger re-inspections or worse: appraisal reductions. Acting fast protects your sale and your price.
Costs vs. Value — Fix Only What Matters
Not every line item in an inspector’s report needs immediate action. Prioritize what affects safety, marketability, and lender requirements. For cosmetic items, weigh repair cost against expected ROI in your neighborhood. If you’re unsure, get a second opinion from a trusted contractor or your real estate professional.
Final Step: Use a Local Pro to Verify Repairs
Hire licensed Milton-area contractors and get written invoices. If you’re the seller, provide these to the buyer and appraiser. If you’re a buyer, insist on clearance for safety and structural repairs.
Need help prioritizing or getting quotes? Contact Tony Sousa — Milton’s local real estate advisor. He’ll point you to vetted tradespeople, explain what appraisers will expect, and help you protect your sale.
Tony Sousa — Local Realtor, Milton, Ontario
Email: tony@sousasells.ca
Phone: 416-477-2620
Website: https://www.sousasells.ca
FAQ — Answers Milton Homeowners Need
Q: Do I have to fix everything the inspector lists?
A: No. Prioritize safety, structure, moisture, and major systems. Cosmetic defects can often wait. Focus on items that affect habitability, lender requirements, or insurance.
Q: Will appraisers lower value for small issues?
A: Appraisers adjust value for material defects that impact marketability. Small cosmetic items usually don’t change value. Active water damage, structural problems, or failing HVAC will.
Q: How fast should repairs be completed after inspection in Milton?
A: As fast as possible. For safety issues, within 24–72 hours. For structural or moisture issues, schedule professional assessments within a week. Lenders and buyers expect timely action.
Q: Do I need permits for repairs in Milton?
A: Many structural, electrical, plumbing, and major HVAC repairs require Town of Milton permits. For properties near the Niagara Escarpment or floodplain, Conservation Halton approvals may be needed. Always check before starting work.
Q: Who pays for inspection-related repairs — buyer or seller?
A: It depends on negotiation. Sellers often handle safety and major defects to preserve sale price. Buyers can request credits or repairs. Your local agent can negotiate based on market conditions.
Q: Can minor repairs speed up appraisal approval?
A: Yes — evidence of recent maintenance (receipts, service records) reassures appraisers. Fixing active problems and documenting the work is the fastest way to avoid appraisal-based renegotiation.
Q: Where do I find reliable contractors in Milton?
A: Ask your local realtor for vetted trades. Use licensed, insured professionals with references. Tony Sousa can connect you with trusted local contractors and provide guidance on permits and documentation.
If you want a prioritized repair plan tailored to your Milton property, reach out. One call can protect your sale and save you money.
Tony Sousa — tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
