The Most Important Repairs Sellers Should Make for Buyers

Dusty Rhodes • February 21, 2022

Thinking about getting your house in shape to list for sale before the super seller’s market fades away? If you’ve owned your home for five years or more, or if you’ve been putting off maintenance tasks, you may have a great deal to figure out first. Maybe your home could use some big ticket upgrades, or perhaps the roof is at the end of its life. Repairs can certainly boost home salability, but not all will net sellers a worthwhile return on the investment or help them to sell quickly. To determine the most important repairs sellers should make for buyers, it comes down to two main components: seller goals and local market conditions.


Should Sellers Make Major Home Repairs?

When it comes to performing any major remodeling or home improvement project, most statistics show that you will not recoup the cost of those big-ticket item repairs. As nationally syndicated consumer columnist Clark Howard says:


“The reason you do an improvement to your home is ’cause you want to. Because you end up losing money when you do a home improvement; you don’t make money.”


Howard’s assertion is supported by the findings of the two most current and credible sources, the annual Cost vs. Value Report by Remodeling Magazine and the National Association of Realtors’ annual Remodeling Impact Report. The Cost vs.Value report breaks down its findings by ZIP Code to reflect local construction costs, while NAR’s report includes valuable feedback from Realtors’ perceptions of the impact of each project’s resale value and the risk of losing sales should owners forgo an improvement when needed.


(As a note, the most current NAR report is based on survey data from the summer of 2019, nine months before the pandemic arrived, and thus not reflective of the current extreme seller’s market. Remodeling’s report was gathered in the first half of 2021 and reflects rising contractors’ costs that have led to spikes in home prices.) 


So, if you’re looking to make a major buck in your home sale, major repairs may not be the best route. However, if you opt not to make repairs, it could cost you a sale entirely. This is when working with an agent to establish your goals and strategize accordingly becomes paramount.


Home Repair Costs are Rising, and Sellers’ Returns are Falling

Homeowners’ average return on their investments in improvements has fallen 11 points since 2014. Project costs have been rising steadily for years, and soared especially during the pandemic due to supply chain issues and labor costs.


However, a recent Homes.com survey found that this year’s competitive marketplace has somewhat bucked that trend and made it easier for pandemic sellers to recoup much, if not all, of their home improvement costs. According to the report, 82% of homeowners who sold in the first half of 2021 accepted offers at or above listing price. Of that group, over a third (34%) spent $10,000 or more on repairs or upgrades, and one in four recouped those costs entirely by selling for $10,000 or more over listing price.


But sellers may not be able to expect those same robust selling prices for much longer. Price growth and buyer activity is cooling down, meaning buyers may not feel desperate enough to overlook needed repairs that previous pandemic buyers have been more forgiving of.


What Do Sellers Need to Disclose About Repair Needs?

State laws require sellers to disclose specific information to buyers about the house’s structural and other features that might affect the house’s value. For example, in some states, sellers cannot fraudulently conceal major defects such as a leaking basement or termite infestation. Many states have created standard forms with which sellers are expected to record any problem affecting the property’s value or condition. 


State legislations aside, standard real estate contracts contain a contingency clause that allows the buyer to conduct a house inspection. Should the inspection find that repairs are needed, contingency clauses usually require sellers to make them before closing, give buyers the right to renegotiate the selling price to account for the cost of the repairs, or walk away from the deal and retrieve their earnest money. In today’s highly competitive markets, some buyers are making bids that omit one or more contingency clauses, but most retain the home inspection clause.


What Should Sellers Repair Before Listing?

In today’s seller’s market, it’s unlikely that sellers will lose deals over minor repair needs. In fact, Homes.com’s aforementioned survey found that 32% of homeowners who plan to sell in the latter half of 2021 plan on making repairs prior to listing. Remember, though — the market is showing signs of slowing down.


If you plan on selling in the coming months, make a list of all significant repairs needed and get estimates on the cost of repairing them. It might also be wise to hire a home inspector who can prepare a report listing necessary repairs that would require you to disclose them to potential buyers under your state’s disclosure requirements. 


Once you have your list of issues, divide them into these categories: 

  1. Minor repairs that can be fixed before listing (such as landscaping) and/or cost less than $5,000 each to fix, like painting, trash removal, or gutter repairs and cleaning.
  2. Major repairs you’ll either have to fix or otherwise disclose to buyers, such as water and sewer systems, structural systems, electrical, HVAC systems, wood-destroying insects, and hazardous materials such as lead paint. 
  3. Issues from the above lists (or others you may have missed) that have the greatest potential to become deal breakers that drive away buyers. Depending on the market, these deal breakers could include a cracked foundation, a leaky and/or moldy basement, extensive termite damage, an old roof that needs replacing, or window-unit air conditioning. This is the list you ultimately want to focus on.


What you add to the deal breakers list will depend on both your goals and your local market. Does a quick sale take precedence, or is your main goal a high selling price? Are there issues that local buyers are consistently walking away from? Your agent will have those insights, and can help you determine which repairs will strike the balance in between.


How to Sell Your Home When Major Repairs are Needed

Repairs for some major potential deal breakers, like old roofs or moldy basements, can be paid for with an equity line of credit you pay off at closing. For repairs you absolutely can’t afford to fix —but can’t afford not to fix if you want it to sell — you have three options:

  1. Get repair estimates from local contractors. Proceed with selling as planned and disclose problems as required by law. Should the issues surface in the buyer’s inspection, be prepared to fix them before closing or lower the sales price.
  2. Make the minor, inexpensive repairs, then get an appraisal to determine your home’s market value. List your house at that value, minus the cost of repairing any potential deal breakers your agent has identified. Share the estimates with serious buyers and their agents, explaining that you lowered the price and why. A lower price should attract interest, and bidders may even raise their offers beyond what the repairs would cost you.
  3. Sell your house “as is.” Don’t make any repairs or improvements, but price your home a good deal lower than its actual value to reflect the home’s condition. The low price could generate a lot of interest, especially from investors, and your best offer may be as high, or higher than, the actual value. This can be a gamble in a cooling market, but your agent will know if it’s a strong option.


There’s no “one-size-fit-all” solution to identifying the most important repairs sellers should make, but as long as you identify your goals and work with a knowledgeable agent, you’ll enjoy a much more successful selling process.

Source: Homes.com


Dusty Rhodes Properties is the Best Realtor in Myrtle Beach! We do everything in our power to help you find the home of your dreams. With experience, expertise, and passion, we are the perfect partner for you in Myrtle Beach, South Carolina. We love what we do and it shows. With more than 22 years of experience in the field, we know our industry like the back of our hands. There’s no challenge too big or too small, and we dedicate our utmost energy to every project we take on. We search thousands of the active and new listings from Aynor, Carolina Forest, Conway, Garden City Beach, Longs, Loris, Murrells Inlet, Myrtle Beach, North Myrtle Beach, Pawleys Island, and Surfside Beach real estate listings to find the hottest deals just for you!

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How To Make Sure Your Sale Crosses the Finish Line

By Dusty Rhodes • November 10, 2025
If there was one simple step that could help make your home sale a seamless process, wouldn’t you want to know about it? There’s a lot that happens from the time your house goes under contract to closing day. And a few things still have to go right for the deal to go through. But here’s what a lot of sellers may not know. There’s one part of the process where some homeowners are hitting a road bump that’s causing buyers to back out these days. But don’t worry. The majority of these snags are completely avoidable, especially when you understand what’s causing them and how to be proactive. That’s where a great agent (and a little prep) can make all the difference. What’s Causing Some Buyers To Back Out The latest data from Redfin says 15% of pending home sales are falling through . And that’s not wildly higher than the 12% norm from 2017-2019. But it is an increase. That means roughly 1 in 7 deals today don’t make it to the closing table. But, at the same time, 6 out of 7 do. So, the majority of sellers never face this problem – and odds are, you won’t either. But you can help make it even less likely if you know how to get ahead. You might assume the main reason buyers are backing out today is financing. But that’s actually not the case. The most common deal breaker today, by far, is inspection and repair issues (see graph below):

Planning To Sell in 2026? Start the Prep Now

By Dusty Rhodes • November 3, 2025
You’ve got big plans for 2026. But what you do this year could be the difference between a smooth sale and a stressful one. If you’re thinking of selling next spring (the busiest season in real estate), the smartest move you can make is to start prepping now. As Realtor.com says : “If you’re aiming to sell in 2026, now is the time to start preparing , especially if you want to maximize the spring market’s higher buyer activity.” Because the reality is, from small repairs to touch-ups and decluttering, the earlier you start, the easier it’ll be when you’re ready to list . And, the better your house will look when it’s time for it to hit the market. Why Starting Now Matters Talk to any good agent and they’ll tell you that you can’t afford to skip repairs in today’s market. There are more homes for sale right now than there have been in years. And since buyers have more to choose from, your house is going to need to look its best to stand out and get the attention it deserves. Now, that doesn’t mean you have to do a full-on renovation. But it does mean you’ll want to tackle some projects before you sell. Your house will sell if it’s prepped right. And you don’t want to be left scrambling in the spring to get the work done. Because here’s the advantage you have now. If you start this year, you’ll be able to space those upgrades and fixes out however you want to. More time. Less stress. No sense of being rushed or racing the clock. Whether it’s fixing that leaky faucet, repainting your front door, or finally replacing your roof, you can do it right if you start now. And you have the time to find great contractors without blowing your budget or paying extra for rushed jobs. Get an Agent’s Advice Early To figure out what’s worth doing and what’s not in your market, you need to talk to a local agent early. That way you’re not wasting your time or money on something that won’t help your bottom line. As Realtor.com explains : “Respondents overwhelmingly agree that both buyers and sellers enjoy a smoother, more successful experience when they start early. In fact, a recent survey reveals that, for sellers, bringing a real estate agent into the process sooner can pay off significantly. ” A skilled agent can tell you: What buyers in your local area are looking for The repairs or updates you need to do before you list How to prioritize the projects, if you can’t do them all Skilled local contractors who can help you get the work done And having that information up front is a game changer. To give you a rough idea of what may come up in that conversation, here are the most common updates agents are recommending today, according to research from the National Association of Realtors (NAR): 

How to Move Out After Selling a House

By Dusty Rhodes • October 13, 2025
From the first coat of paint you used to freshen up your house’s trim to the stress of wrangling your way to a deal, you’ve been through a lot in that place. Now you’ve made it to the final hurdle of selling a home: moving out! Don’t worry, this is the easy part… but you want to do it right. Here’s how to get through the last leg of your journey without any bumps along the way. How to move out on time Once the paperwork is signed at closing, the buyers will officially own the house—and you won’t. That means that, technically, if you or your stuff is still there after the close, “the buyer could evict you,” says Joshua Jarvis , founder of Jarvis Team Realty in Duluth, GA. So make sure to have your exit strategy in place! Still, most buyers will understand if you need a bit more time and have a legitimate reason—like if you can’t move until the weekend due to your work schedule. Just be sure to discuss these issues as soon as possible before the close, so your buyers can plan accordingly. Decide what to leave behind To make sure you’re leaving behind everything the buyer wanted—and that you agreed to—double-check the closing documents . There should be an itemized list of what comes with the house . And even if the buyers didn’t formally request them, it’s just good form to leave certain types of things behind. Such as? “Generally speaking, you should leave anything that’s bolted to the wall,” says Jarvis. “Some homeowners want to take their fans and blinds to the next home, but generally if it’s screwed in, it stays.” Also, if you and the buyers agreed to transfer any services—such as alarm monitoring or pest control —be sure to set that up before you go. Leave the buyers a detailed note in the house, or ask your agent to get in touch with theirs to make sure the transfer goes smoothly. If you do inadvertently take an item that the buyers had requested, they have the right to ask for it back—and they could potentially sue you in civil court for the cost of a replacement. So, when in doubt, feel free to check with the buyers before you grab and go. But don’t leave anything else behind Just as important as what you leave behind is what you don’t. Your buyers have a right to move into a home that’s been cleared of furniture and other movable items they didn’t expressly request. “Some folks leave all kinds of unwanted clothes, furniture, paint cans, and other items, thinking they are helping the buyers,” Jarvis says. If you truly think your buyers might love to have your old planting pots or kiddie equipment, go ahead and ask—but please don’t assume they’ll welcome your leftovers. Even if you’re careful, you might forget something—at which point the buyers may contact their agent to get it back to you, but they also have the legal right to just keep or get rid of it. So double-check areas (e.g., the attic, garage, basement, storage shed, kitchen, and bathroom drawers) where people commonly overlook items. Clean up It’s common courtesy to leave the place not only clear of your possessions but also clean. However, that doesn’t mean you have to leave it immaculate. “Generally, you shouldn’t have to pay to have it deep cleaned,” Jarvis says. In most cases, a simple broom-clean will do. That means wiping down the countertops, cleaning out drawers, sweeping or vacuuming all the floors, and giving the bathroom and kitchen appliances a once-over so the new owners aren’t grossed out when they arrive. Are you forgetting anything? Before you close the door for the last time, run through a quick checklist. Did you eyeball every room for stray items? Have you forwarded your mail and turned off the utilities? Is the water running in the jacuzzi? We all get in a bit of a rush even in the best planned moves, but you won’t be able to get back in, so it can’t hurt to do a final run-through before you move out. Once you’re ready, it’s time to leave. You can drop a line to your real estate agent to let them know you’re out, although it’s usually a courtesy more than a necessity. If you’re feeling truly gracious, feel free to leave a note, card, or bottle of bubbly congratulating the people who’ve inherited your former home. Given all the fond memories you’ve built between those walls, wouldn’t it be nice to start the home’s new owners off on the right foot? And buy yourself some Champagne, too. Make it the good stuff—you’ve earned it.