6 Repairs to Consider Before Selling Your House (2026)

Updated October 2026. Checked against NAR and NARI’s 2025 Remodeling Impact Report, NAR’s consumer guides on preparing to sell, home inspections and seller disclosures, ENERGY STAR’s furnace page and EPA WaterSense, read October 28, 2026.

Before selling, look hardest at six things: siding, the roof, gutters and downspouts, foundation cracks, the heating and cooling system, and plumbing leaks. As of October 2026, 37% of Realtors recommend a new roof before listing, and kitchen upgrades and roofs top the list of features buyers want more of (NAR and NARI, 2025).

Jump to: 🪜 Fix or price in · 🏠 The six repairs · ⏱️ HVAC · 📍 Inspection · 💲 Costs and listing · ❓ FAQ

Should you fix it, or price it in?

You don’t have to fix everything. NAR’s guide on preparing to sell says that if something needs a significant repair, like a roof, HVAC or a major appliance, you should get a cost estimate even if you don’t plan to fix it. Buyers will weigh that cost when they negotiate, so knowing it gives you a number to work with.

A simple rule we use: fix anything that’s a safety issue, an active leak or likely to scare a lender or insurer. Price in, or offer a credit for, anything that’s simply old but working. Cosmetic items are your call. Our list of fixes to complete before listing goes room by room.

What are the six repairs to consider before selling?

1. Siding. Weathered, cracked or missing siding is the first thing buyers see, and it’s your home’s first line of defense against water and wind. Replace damaged sections and match the color. Old, drafty siding also costs money in energy bills. For styles and materials, you can click here to look at a siding and roofing contractor’s work, then get local quotes.

2. The roof. Loose shingles, granules in the gutters, or stains on attic or ceiling drywall are red flags. Get an inspection; many roofers offer one free. Schedule any repair well before showings. A tarp on the roof in listing photos costs you more than the repair. Read more on why roof inspections matter and how to extend the life of your roof.

3. Gutters and downspouts. They should be firmly attached, clear and pointed away from the foundation. Overflowing gutters lead to wet basements and rotted fascia. While you’re on the ladder, check any gutter guards.

4. Foundation cracks. Hairline cracks in poured concrete are common. Small ones can often be sealed with hydraulic cement. Wide cracks, cracks that grow, or doors and windows that stick are reasons to call a structural engineer. NAR’s inspection guide lists structural or foundation problems and improper drainage among the issues inspectors look for. See how to handle cracks in a home’s walls.

5. Heating and cooling. More on this below, because it’s often the costliest item.

6. Plumbing. Fix dripping faucets, running toilets and leaks under sinks. EPA WaterSense says a faucet dripping once a second wastes more than 3,000 gallons a year, and worn toilet flappers are among the most common leaks. These are usually cheap fixes. Hire a plumber for anything inside walls.

Should you replace an old furnace or AC before selling?

Only if it’s failing. A working system that’s old is usually better priced in, with service records to show buyers. A dead or unsafe one should be fixed, because buyers, lenders and inspectors will flag it.

If you do replace it, choose an energy-efficient model. ENERGY STAR says certified gas furnaces in the northern half of the US are up to 18% more efficient than baseline models and can save about $160 a year; those labeled for the South are up to 16% more efficient and save about $60. Certified furnaces have higher AFUE ratings. If you’re weighing a new central air system in a warm state, read should you install AC before selling.

Is a pre-listing inspection worth it?

Often, yes. NAR says it isn’t required, but it can find issues you can fix before buyers see them, and you can use it to set the price. Inspectors check structure, exterior, roof, plumbing, electrical, heating and air conditioning, interiors, ventilation and insulation, and fireplaces, and can test for mold, radon, lead paint and asbestos. NAR adds that inspections typically take at least two to three hours.

Whatever you learn, check your disclosure duties. NAR’s seller disclosure guide says sellers typically must list completed repairs, property defects and other conditions that could lower the value, with details set by state law. When in doubt, disclose. Our guide to seller disclosures explains the basics, and the warning signs a home needs repairs help you spot trouble early.

How do repairs fit into your selling costs?

Repairs are part of what selling costs, alongside fees and closing costs. Keep receipts and warranties; buyers like seeing them, and they may matter for your taxes. For the rest of the prep, these home maintenance tips from the pros and ways to keep your home looking fresh help.

Do you need an agent to manage all this? No, it’s not required; it’s your choice. An agent can line up contractors and advise on what to fix, while selling on your own keeps those decisions and costs with you. With Beycome, a flat fee MLS listing starts at $99 with $0 due to Beycome at closing (Basic is $129 in California and Illinois). If you’d like an expert’s help through the sale, Concierge gives you full support while you stay in control of every decision, at $1,399. Beycome lists homes in 17 states and DC.

Questions about repairs before selling