Before a house goes on the market, most sellers face a list of repairs, some small and some large. The goal is not to renovate the house for the next owner. It is to fix the things that make buyers doubt the home’s condition, remove easy reasons for lower offers and avoid surprises at inspection. This guide sorts common repairs into three groups: fix before listing, consider with your agent, and usually leave for the buyer.
Fix before listing
These are small, visible items that suggest neglect out of proportion to their cost.
- Dripping taps, running toilets and slow drains
- Burned-out bulbs and fixtures that do not work
- Doors that stick, do not latch or rub on the floor; loose handles and hinges
- Cracked or missing switch and outlet covers
- Torn window screens and broken blinds
- Scuffed walls and trim, nail holes and small drywall dents
- Missing or cracked caulk in kitchens and bathrooms
- Loose railings, wobbly steps and trip hazards on walks and porches
- Smoke and carbon monoxide alarms that are missing, expired or beeping
Consider with your agent
These cost more and may or may not change what buyers will pay. Your listing agent can help you judge them against similar homes nearby.
| Repair | Why it may help | Why it may not |
|---|---|---|
| Interior paint | Makes rooms look clean and brighter in photos | Rooms in good, neutral condition do not need it |
| New carpet | Replaces stained or worn flooring buyers notice | Buyers may plan to install their own flooring |
| Refinishing wood floors | Worn floors can look much better after refinishing | Takes time and the house must be empty |
| Replacing dated light fixtures | Can modernize a room for a modest cost | Style is personal |
| Servicing the furnace or air conditioning | Shows the system is maintained; records help | Replacing a working unit rarely pays back |
| Roof repairs | Active leaks and missing shingles will appear in inspection | A full replacement is a large decision |
Usually leave for the buyer
Major remodels, such as a new kitchen or bathroom, additions and large layout changes, are rarely worth doing just before a sale. Buyers have their own taste, and the work takes time and money that may not come back in the price. The exception is when something is broken or unsafe; that belongs in the first group, or in a conversation with your agent about pricing and disclosure.
A pre-listing inspection
Some sellers hire a home inspector before listing. It turns up problems early, when you still have time to fix them or get repair quotes, and it helps with the Colorado seller’s property disclosure, where you report what you know about the home’s condition. It can also make the buyer’s inspection less stressful. The trade-off is that once you know about a problem, you are expected to disclose it, so ask your agent how they handle pre-listing inspections.
Tip: Keep receipts and records for any repairs you make, along with warranties and service records for the roof, furnace, water heater and appliances. A tidy folder of records reassures buyers and their inspector.
Denver details worth checking
A few items come up often in the Denver area. Look at the roof and gutters after hail seasons. Check that downspouts drain water away from the foundation and that window wells are clear, because snowmelt and summer storms both test drainage. Service the furnace before winter listings and the air conditioner before summer ones. And make sure you know whether the home has been tested for radon, since Colorado sellers are asked to share known test results; the details are in Radon, Records and Disclosures: Paperwork to Prepare Before Listing.
Getting quotes you can share
For larger items you decide not to fix, such as an older roof or a water heater near the end of its life, a written quote from a licensed contractor can still be useful. It helps you and your agent price the house, and if a buyer raises the issue after inspection, both sides have a real number to discuss rather than a guess. Keep the quotes with your other records.
Hiring help
For small jobs, a handyman can often work through a list in a day or two. For electrical, plumbing, roofing and anything that needs a permit, use a licensed contractor and keep the paperwork, because buyers and inspectors may ask who did the work.
Order of work
Do repairs before cleaning and staging, and cleaning before photos. Painting and flooring come first, then fixtures and small repairs, then the deep clean, then staging. That way nothing gets dusty or scuffed after it is ready. For the room-by-room staging lists, start with the Kitchen and Bathroom Staging Checklist.