What Repairs Should I Make Before Selling My House?

Every seller asks this, and most start in the wrong place. They think about the kitchen. Buyers and their inspectors are thinking about the roof.

Here is the order I would work in.

Tier 1: Things that stop a sale

A rough inspection report kills more deals than anything else I see. These are the items that make a report rough.

Fix these first. Buyers price uncertainty high. A $400 roof repair you take care of becomes a $5,000 credit if a buyer has to guess at it.

Get your own inspection first

A pre-listing inspection costs a few hundred dollars and tells you what the buyer's inspector will find. I recommend it for most homes more than 15 years old.

It does three things:

1. You fix problems on your schedule, with your contractor, at normal prices.
2. You can disclose what you chose not to fix, so it is priced in from the start.
3. You remove the surprise that causes buyers to walk away or renegotiate.

Tier 2: Cheap fixes with a big effect

These cost little and change how the home feels.

• Deep clean everything, including windows, carpets, and the garage
• Paint in a neutral color where walls are marked or bold
• Replace burned-out bulbs and match the color temperature
• Fix sticking doors, dripping faucets, and running toilets
• Re-caulk tubs, showers, and sinks
• Clean the roof and gutters
• Pressure wash the driveway and walks
• Trim shrubs, edge the lawn, and add fresh bark
• Replace a worn front door handle and house numbers

Tier 3: Maybe

These depend on the home and the price range.

• Flooring. Replace carpet that is stained or worn through. Do not replace carpet that is merely dated.
• Counters. Worth it only if the existing ones are damaged.
• Appliances. Replace anything broken. Mismatched but working is fine.
• Exterior paint. Worth it if the current paint is failing. Touch-up is often enough.
• Light fixtures. Swapping a few dated fixtures is cheap and visible.

What to skip

Remodeling magazine's 2025 Cost vs. Value report for the Seattle area shows how little the big projects return.

Small exterior projects pay. Large interior ones do not, at least not right before a sale. Skip:

• Full kitchen and bathroom remodels
• Additions
• New windows throughout, unless they are failing
• High-end finishes chosen to your taste
• Anything that will not be finished before photos

Repair it or give a credit?

Sometimes it is better to price the problem in than to fix it.

Some loan types have property condition standards. Peeling paint, a failing roof, or missing handrails can hold up a buyer's financing. If you expect buyers using those loans, fix those items.

Disclosure

Washington requires sellers of residential property to give buyers a completed disclosure statement. The form is set out in RCW 64.06.020. It asks about the roof, water, structure, systems, and whether remodeling was done with permits.

Under that law, the seller delivers the form within five business days of mutual acceptance unless the parties agree otherwise, and the buyer then has three business days to rescind.

Fixing a problem does not erase it from the form. If the roof leaked and you repaired it, say so, and attach the receipt. A documented repair reassures buyers. A discovered one alarms them.

Hire registered contractors and keep the paper

Look up anyone you hire in the state's Verify a Contractor tool. Keep every invoice. A folder with a roof letter, a furnace service receipt, and a crawl space cleanup invoice is one of the most persuasive things you can hand a buyer.

A realistic budget

There is no single right number. For a home in good shape, cleaning, paint, and landscaping often cover it. For a home with deferred maintenance, the inspection items come first and the cosmetics get what is left.

If money is tight, spend in this order: safety, water, roof, heat, then appearance.

Frequently asked questions

What should I fix before selling my house?

Start with what an inspector will flag: roof problems, heating, crawl space moisture, plumbing leaks, electrical hazards, wood rot, and safety items. Then clean, paint, and tidy the yard.

Should I remodel my kitchen before selling?

Usually not. In 2025 Seattle-area data, a major midrange kitchen remodel recovered about 53% of its cost. A light refresh recovers far more.

Is a pre-listing inspection worth it?

For most homes over 15 years old, yes. It lets you fix or disclose problems before a buyer's inspector finds them.

Do I have to disclose repairs I already made?

Disclose known problems and what was done about them. Washington's seller disclosure statement asks about the home's condition and history, and a documented repair is a point in your favor.

Related reading

• What Increases Home Value in Puyallup?
• Cost to Sell a House in Puyallup
• How Long Does It Take to Sell a House in Puyallup?
• Roof Replacement Cost in Puyallup

Equal Housing Opportunity. Austin Robertson, License # 21036843, Austin Robertson and Allena Robertson Real Estate Brokers, regulated by the Washington State Department of Licensing (DOL). This article is general information only. It is not legal, tax, insurance, lending, or construction advice, and it is not an appraisal of any property. Costs, rates, and rules change. Confirm the details with the sources linked above before you act.