What repairs should I do before listing?
Want top dollar? Do these repairs before you list — and skip the rest.
Quick answer
Do only high-ROI, safety, and buyer-visibility repairs before listing. Focus on curb appeal, fresh paint, minor kitchen and bath fixes, flooring touch-ups, lighting, and obvious mechanical problems. Skip expensive remodels unless your comps demand them.
Why this order matters
Buyers judge fast. First impressions and inspection flags cost offers. Fix what turns buyers away or reduces appraised value. Don’t guess — prioritize repairs that increase perceived value and avoid ones that sink your profit.
High-ROI repairs to do before listing
- Curb appeal (landscaping, power wash, front door paint): First impression sells homes faster.
- Fresh neutral paint inside: Cheapest way to make a home look updated and clean.
- Minor kitchen upgrades: Replace worn cabinet hardware, reglaze sinks, fix leaking faucets.
- Bathroom fixes: Re-caulk tubs, replace torn grout, update a vanity light.
- Flooring repairs: Patch hardwood, replace torn carpet in key rooms.
- Lighting and fixtures: Bright, modern lighting makes rooms feel larger.
- Safety and mechanical issues: Fix HVAC problems, hot-water heater leaks, electrical hazards.
- Small cosmetic fixes: Repair holes, tighten loose railings, replace broken window screens.
Repairs you can usually skip
- Full kitchen remodels: High cost, long timeline, and buyers may not prefer your choices.
- Luxury upgrades with low neighborhood parity: You won’t recoup most of the spend if comps don’t support it.
- Structural over-improvements: If structure is fine, cosmetic fixes often do more for demand.
Cost vs. Value — quick rules
- Under $500: Do it. These are high impact.
- $500–$5,000: Evaluate based on neighborhood comps and expected sale price increase.
- Over $5,000: Consider price adjustment or buyer credit instead of doing it yourself.
Pre-listing inspection and disclosure
Order a pre-listing inspection if you want to avoid surprises. It helps you make targeted repairs and strengthens your negotiating position. Disclose known issues and present repair receipts to buyers.
Simple pre-listing checklist
- Walk the curb: power wash, mow, small plantings.
- Paint touch-ups in high-visibility rooms.
- Fix leaking fixtures and electrical issues.
- Update lighting and cabinet hardware.
- Deep clean and declutter for staging.
- Get a quote for any larger repairs and compare to expected return.
Final move
Make smart repairs. Don’t chase perfection. Prioritize fixes that remove buyer objections and improve photos. Want a quick walk-through and a tailored pre-listing plan for your neighborhood? Contact Tony Sousa — Local Realtor. tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
