What to Fix (and What to Skip) Before Selling Your Home

by Tristan Phillips

When creating a home selling checklist, it's natural to look around and see every little thing you've "always meant to fix." The crack in the driveway. The scuffed paint on the baseboards. The outlet that doesn't work. These are all things to fix when selling your home, but here's the truth: buyers don't see your house the same way you do.

As homeowners, we live with these small flaws daily, and they can start to feel bigger than they are. But to a buyer walking through your home for the first time, a tiny crack in the sidewalk is just that: a normal sidewalk.

The key to preparing your home for sale isn't perfection. It's perspective. And the best way to gain that perspective? Think like a buyer. A real estate agent can provide valuable insights into what buyers in your local market are looking for, helping you focus on the most impactful improvements and set an appropriate asking price.

What Buyers Will Overlook

When you've lived in a home for years, every little flaw starts to feel huge. You might wince every time you notice the faded patch of carpet or the tiny crack in the sidewalk out front. But for buyers walking through your home for the first time, those things usually register as normal, everyday wear and tear.

And keep in mind, many buyers want to add their own personal touch on things. So, letting them pick out neutral colors for paint or new backsplash may be just what they are looking for.

Here is what typically won't scare buyers off:

Cosmetic fixes like minor scratches on hardwoods, small cracks in tile, or outdated light fixtures.
Hairline driveway cracks that come with normal settling.
Outdated paint colors (unless they're extreme). Buyers often plan to repaint anyway. (That being said, a fresh paint job can go a long way to brighten up a space and make it feel new.)
Non-essential electrical quirks like a switch that doesn't connect to anything.
Old carpets are typically not worth replacing (there are exceptions), though carpet cleaning might be worth the investment. Not every buyer wants hardwood floors or luxury vinyl planks.
Old kitchen appliances don't need to be upgraded if they're still in good working order. However, offering an appliance allowance could be a selling point.
Minor drywall repairs that don't affect the structural integrity of the home.

The message buyers really want to receive is: "This home has been maintained and loved." They're far more forgiving of small flaws if the home as a whole feels solid, clean, and move-in ready. However, be cautious of deferred maintenance, as this can be a red flag for potential buyers.

What Buyers Won't Ignore

That said, there are some issues that buyers can't easily look past, because they signal a safety hazard, a big future expense, or something that could interfere with getting a loan.

These types of issues can include:

Major safety hazards (exposed wiring, missing railings, severe foundation cracks).
Water damage or leaks that suggest bigger underlying problems like mold remediation needs.
Roof or HVAC system at the end of its life if not priced accordingly.
Repairs that impact financing. For example, FHA and VA loans require certain safety regulations to be met. Something like wood rot, missing flooring, or peeling exterior paint might limit who can buy your home, and fixing them could open the door to more buyers.
Foundation problems that could indicate structural instability.
Termite damage or other pest infestations that require professional treatment.

Additionally, an inspection report might reveal issues like plumbing problems or electrical issues that could significantly affect your home's value and sale price. Consider a pre-listing inspection to identify and address these issues proactively.

How to Prioritize Repairs Like a Buyer

Here's the balance:

Focus on fixes that affect safety, financing, or the overall impression of care.
Let go of the tiny, emotional fixes that only you notice.

Instead of spending thousands on major renovations with little return on investment (ROI), channel your time and budget into cleaning, decluttering, and sprucing up curb appeal. Those changes almost always make a bigger impact than obsessing over every small imperfection.

When in doubt, step back and ask yourself: If I were walking into this house for the first time, would this really matter?

Buyers want a home that feels cared for and move-in ready. If you can shift your perspective from seller to buyer, you'll save money, save stress, and put your home in the best position to sell. Keep in mind that some older homes may have features that are "grandfathered in" and don't need to meet current building code standards, but it's always best to disclose any known building code issues.

Smart Investments for Home Value

While avoiding over-improving, consider these minor repairs and updates that often provide good ROI:

Deep clean and carpet cleaning: A thorough cleaning can make your home feel fresh and well-maintained.
Paint touch-ups: Focus on neutral colors to appeal to a wide range of buyers.
Minor kitchen remodel: Updating kitchen cabinets or hardware can give your kitchen a fresh look without breaking the bank.
Bathroom remodel: Replacing old caulk, fixing leaky faucets, or updating fixtures can make a big difference.
Smart home technology: Simple additions like a smart thermostat can appeal to tech-savvy buyers.
Partial room upgrades: Focus on high-impact areas without fully renovating entire spaces.
Garage door replacement: This can significantly improve curb appeal and functionality.

Remember, in a seller's market, you might not need to do as many improvements. However, in a more competitive market, these updates could help your home stand out. Be prepared for potential buyer requests during negotiations, which may include addressing specific repairs or offering credits at closing.

When staging your home, consider removing personal items and window treatments to create a neutral canvas for potential buyers. This allows them to envision their own belongings in the space.

By focusing on these key areas and understanding what buyers truly care about, you can create an effective home selling checklist that maximizes your home's appeal without unnecessary expenses. Work with your real estate agent to understand your local market and make informed decisions about which improvements will yield the best return on investment for your specific situation.

If your home needs significant work, consider marketing it as a "fixer-upper" to attract buyers looking for a project. Be transparent about any known issues, as this can help build trust with potential buyers and avoid surprises during the inspection process.

Sources: The Spruce, Realtor.com, HomeLight