The 8 Most Important Repairs to Make Before Selling Your Home

Major repairs l Minor repairs l Pros and cons l Ways to finance | Alternatives to making repairs

Before listing your house for sale, it's a good idea to tackle the most important repairs that could potentially impact your sale price or slow down your closing. The right pre-sale fixes can help you attract more buyers, avoid last-minute negotiations after the inspection, and boost your home's appeal.

But not all repairs are created equal. Here's how to decide which projects are worth your time and money, and how to finance them (if needed).

Alternatively, you could skip repairs altogether and sell to a local cash buyer company or real estate investor.

When you sign up for Clever's cash offer service, a local agent will present you with offers from cash buyers in your area, and give you an accurate home valuation so you know what your home is worth in it's current state. It's free, and there's no obligation.

What to fix up when selling a house? 

The most important fixes to make before selling your house depend on your situation.

If your home is in poor condition and needs serious repairs, target a few key major projects — so long as they're within your budget. Repairing your roof or even just tuning your HVAC system, could actually be a make-or-break factor for some buyers. 

At some point, however, your home may be so distressed that you should cut your losses and sell your home "as is" with a real estate agent.

Of course, if your home just needs a few cosmetic updates, like basic landscaping or a fresh coat of interior paint, make those minor repairs. You can often make several small repairs to your home on the same day, and they're typically not as costly as major repairs.

We’ve put together a list of important improvements — and their estimated costs —  worth considering before listing your home.

Major repairs

Major repairs can be risky. They can cost tens of thousands of dollars with no guaranteed return on investment. However, if you have the cash on hand, they’re definitely worth considering — despite the potentially hefty price tag.

Why? A 2020 study conducted by the National Association of Realtors found 89% of home buyers finance their home purchase. Since most lenders will not back a mortgage for a home that needs a lot of repairs, you could lose out on potential buyers.

Let’s dive into some significant repairs you should consider making before listing your home on the market.

Roof repairs or replacement

Savvy sellers know buyers will likely pay less for their home if they don’t fix their roof. 

If your home has a bad roof — meaning it either leaks or is nearing the end of its effective lifespan — lenders and appraisers will take note during inspections. You may need to renegotiate the price of your home with the buyer or agree to credit them funds to cover the cost of repairing or replacing the roof. 

Putting a new roof on your home can be expensive — the average homeowner pays around $8,200. However, it can be worthwhile because buyers will be more attracted to your home knowing they won’t have to replace the roof for 20-30 years. 

And if you just need to repair parts of your roof, even better! You'll only have to shell out around $930 for supplies and a contractor to make the repairs. 

Foundation repairs  

Making foundation repairs to your home before selling is a good idea if you want to: 

• Attract a wider pool of buyers
• Earn a higher price for your home 

Foundation issues like cracks, water damage, and bowed walls are noticeable and can scare away potential home buyers. Most repairs cost around $4,500 but can be more depending on the type of foundation your house is laid on.

If you decide repairs aren’t worth it or cost too much, you’ll still be on the hook for disclosing known foundation issues to buyers. Buyers may even ask for repair credits to fix any damage if they choose to purchase your house. 

Electrical system

Repairing your home’s electrical system can help ensure you don’t miss out on potential offers. 

The National Association of Realtors found that nearly half of all homebuyers look to avoid homes with electrical problems. Hire a contractor to examine all switches, circuit breakers, and wiring to make sure all electrical systems are in working order.

If repairs are needed, expect to pay $1,350 on average.

Plumbing 

Before listing, make sure your house’s plumbing functions properly. Many buyers won’t be interested if the system needs a lot of repairs. 

When buyers see plumbing issues like leaky pipes or clogged drains, it sometimes signals more significant problems may be lurking elsewhere. This suspicion could result in additional inspections and an extended sale timeline — or less money in your pocket if the buyers ask for significant repair credits. 

If you do choose to make plumbing repairs, prepare to shell out at least a few hundred dollars. 

Some of the most common plumbing problems and their repair costs are: 

• Leaking pipes: $150-350 
• Pipe burst damage: $1,000-4,000
• Gas pipe: $250-750
• Clogged drains: $200

HVAC

Most buyers purchasing a home want the heating and cooling system working as intended, so they don’t need to worry about replacing it. 

If you can’t afford to replace the entire HVAC unit, make sure it’s at least functioning correctly. Buyers generally want some kind of warranty on an HVAC system, so it’s important to ensure that it works before you close on the house. 

If you decide to replace your HVAC, expect to pay between $5,000-10,000 for the new unit and installation, plus removal and disposal of the old system. 

Minor repairs 

If you don’t have the time or money to make significant repairs, you can still make minor changes to your home to help it stand out. 

And there's good news about undertaking smaller home projects: You can do most of them yourself, allowing you to save on contractor fees. 

Painting

Painting the interior of your house is one of the easiest ways to give your home a facelift before you place it on the market. 

You can do all of the work yourself — starting by picking the right color. Most experts recommend painting rooms in neutral or earthy tones that don’t distract from the home’s natural light. 

Expect to pay between $2-6 per square foot, or $200-1,000 for a single room. 

Flooring 

Bad flooring can quickly turn away home buyers because it’ll be one of the first things they notice when entering your house. 

Costs to replace flooring mainly depend on the material that you choose. However, you can expect to pay between $3-22 per square foot. 

Here’s a closer look at what you'll pay for materials and flooring installation: 

Landscaping 

Making improvements to your home’s landscaping is one of the best ways to help your home stand out to buyers. 

With a bit of sweat equity and a few hundred dollars, you can enhance your home’s overall curb appeal. The average landscaping project only costs around $700. 

So, what should you consider doing? You can:

• Plant flowers: $300-3,000
• Mow your lawn: $50-220
• Trim your trees: $75-1,000
• Remove a tree: $400-2,000
• Install a sprinkler system: $1,700-3,500

Pros and cons of making repairs 

Ultimately, whether you make repairs before listing depends on your timeline, budget, and how competitive your local market is.

How to prioritize important repairs before selling

Not every repair is worth doing before you list your home. The key is to focus your time and money on fixes that will actually move the needle with buyers and help you pass inspections with minimal friction. Here’s how to prioritize:

Start with inspection deal-breakers

Major issues like a leaking roof, faulty wiring, plumbing leaks, or foundation cracks can be red flags for buyers and may emerge during a pre-sale inspection. If left unaddressed, they can derail a deal or lead to steep price concessions.

Focus on repairs that would most likely show up in a buyer’s inspection report.

Consider your local market

Talk to a real estate agent who knows your area and can help you understand what repairs might be necessary. In a seller’s market, buyers may be willing to overlook cosmetic flaws. In a slower market, even small issues can hurt your home’s appeal.

Balance cost vs. expected return

It rarely makes sense to pour tens of thousands into a full kitchen remodel right before selling — you won’t recoup that investment. Instead, focus on lower-cost, high-impact updates like replacing outdated light fixtures, repainting walls, or updating cabinet hardware.

Don’t underestimate the power of minor upgrades

In many cases, inexpensive improvements — such as fresh paint, power washing the exterior, or sprucing up landscaping — can offer a better return than major renovations.

Should you get a pre-listing inspection?

A pre-listing inspection can be a smart move, especially if you suspect there may be hidden issues with your home. While it’s not required, getting ahead of potential problems can save you time and headaches during the negotiation process.

What to expect in a pre-listing inspection

The inspector will look at:

• Roof condition
• Foundation and structure
• HVAC, plumbing, and electrical systems
• Windows, doors, and insulation
• Signs of water damage, mold, or pest activity

Once the inspection is complete, you’ll receive a detailed report highlighting any issues. This gives you a chance to address major concerns before listing — or, at the very least, price your home accordingly and be transparent with buyers.

When to share it with buyers

Some sellers choose to share their pre-listing inspection upfront as a show of good faith, especially if they’ve already made repairs. Others hold off and use it strategically during negotiations. Your agent can advise you on the best approach based on your market conditions.

How it affects negotiations

If a buyer sees that you’ve taken the initiative to inspect and fix key problems, they may feel more confident in submitting a strong offer. It can also reduce the chance of unpleasant surprises during the buyer’s own inspection — and may prevent last-minute renegotiations or a canceled deal.

Ways to finance important repairs 

You don’t necessarily need cash in hand to afford making repairs. There are several financing options available that you could use to help spruce up your home. 

Home improvement loan 

Home improvement loans are unsecured personal loans banks and credit unions offer to help homeowners finance repairs and improvement projects. 

Since they are unsecured, you don’t need  any home equity or to use your house as collateral to qualify. Lenders base interest rates and qualifications on your credit history. 

Funding for home improvement loans arrives quickly, meaning you won’t be stuck waiting to make repairs for days or weeks. 

Home equity line of credit 

Home equity lines of credit (HELOCs) are secured loans backed by your home. 

You can qualify for lower interest rates than unsecured personal loans because you need to have sufficient home equity to borrow. 

But there's one major downside to HELOCs: If you fail to make payments on time, the bank could foreclose on your home. 

Home equity loan 

People often refer to home equity loans as "second mortgages." Banks typically pay them out in one lump sum, then the borrower repays the loan over several years in fixed monthly payments. 

Alternatives to making repairs

Option 1: Sell to a cash buyer

Cash buyers include individual investors and larger companies like We Buy Ugly Houses. 

The benefit of selling to a cash buyer is they can close quickly, sometimes in less than two weeks. Cash buyers are also willing to purchase homes that other buyers won't — with little risk of the financing falling through.

The downside is that investors usually pay less than what your home could potentially be worth. 

"Most investors won't pay more than 70% of a home's after-repair value," says Alex Locklear of NC Cash Home Buyers. "This is because we need to consider the repair and renovation costs, as well as our desired profit."

However, each cash buyer has their own investing strategy, which can result in substantially different offers — even on the same house. Most investors can also help you avoid paying realtor fees and closing costs, which can compensate for the lower sale price.

For the best possible price from an investor, get multiple offers and compare the terms attached.

» LEARN: The best companies that buy houses for cash

Companies that buy houses for cash near you

When looking for a cash offer on a house, your best option may be local.

We researched hundreds of companies and compiled lists of the best local cash home buyers for all 50 states and Washington, DC.

Option 2: Sell to an iBuyer

iBuyers are large companies, such as Opendoor and Offerpad, that also make all-cash offers on homes. Unlike cash buyers, they operate mostly in major cities and will only buy homes in fairly good condition.

iBuyers offer a quick and streamlined selling experience. You can close in about two weeks, and most of your transactions are handled online. Offers usually aren’t as high as fair market value, but they're usually above what an investor would offer.

However, in exchange for higher offers, iBuyers typically purchase homes in fairly good condition — meaning the updates needed are mostly cosmetic. They also charge service fees of about 5% and deduct for repairs.

If your home has only some wear and tear and you want to avoid the inconvenience of showings, an iBuyer is worth considering. However, if your home needs significant renovations, iBuyers are unlikely to be a viable option.

» LEARN: The best iBuyers for a fast cash offer

Option 3: Put your home on the market 'as is'

Putting your home on the market with a realtor will get your home the largest possible audience of potential buyers. While many buyers want move-in ready homes, plenty are looking for bargains. Our recent survey of millennial home buyers found that 67% would purchase a fixer-upper. 

An experienced real estate agent will know how to appeal to buyers who are open to homes that need repairs — and be able to advise on which improvements (if any) may be worth the investment before listing. 

Remember to be upfront about the condition of your home in your listing. Many mortgage providers will not approve financing for buyers purchasing homes in poor condition. 

Disclosing known issues helps you avoid deals falling through because of financing problems — in most states, providing a seller's disclosure is also required by law.

Get a better rate with a discount brokerage

Listing on the open market could allow you to sell for more than you would with a cash buyer or iBuyer. However, depending on your home's condition, you’ll still likely have to take a price cut. 

To save money, it could be a good idea to find a brokerage that offers discounted commission rates. 

Options include well-known discount brokerages like Redfin and top-rated agent matching services like Clever Real Estate. Companies like Clever connect home sellers to traditional realtors offering discounted rates through their network. 

We recommend screening multiple agents before signing a listing agreement. "Just because someone has a license doesn’t mean they are qualified to really dig deep to get your home sold," cautions top-selling realtor Nathan Clark. "Most agents sell 0-4 homes per year." 

⚡ Find a better agent at a better rate. Get matched with top local agents offering lower rates through our network. Compare agents from the best local brokerages, including major brands like Keller Williams and RE/MAX. Get agent proposals sent straight to your inbox, choose the best fit for you, and get a 1.5% listing fee when you sell.

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