What to Fix, and What to Skip, Before You List Your Home

Fix the things a buyer or inspector will read as a problem: leaks and moisture, safety items, and anything that does not work. Then handle the cheap, visible work, like cleaning, paint and decluttering. Think twice before starting a big renovation just to sell. The goal is a home that shows well and holds up under a buyer’s inspection, without spending money that does not come back.

Start with a walk-through

Before you book a contractor, walk through the home and sort every item into one of three piles: fix now, tidy up, or leave alone. It helps to have someone who knows your local market look at the same list, so you do not pay to fix things buyers in your area do not care about. If you would like a second set of eyes, call or text us on 705-500-5333.

What to fix first

Buyers and their inspectors tend to focus on the same few areas. One Toronto-area home inspection company lists the roof, attic, foundation and drainage, plumbing, electrical, heating and cooling, windows and doors, and signs of moisture among the areas it checks (Carson Dunlop, undated company web page). Problems it names as common include roof wear, basement moisture, poor grading, attic ventilation issues, outdated electrical and ageing heating and cooling equipment.

That page is a company’s marketing material. We use it only as a list of what inspectors look at, not as proof of what any repair will do for your sale price.

In plain terms: active leaks, water stains, anything unsafe and anything that is broken are worth dealing with before photos are taken, because they invite doubt about the rest of the home.

Cheap and visible

These are low-cost jobs that change how the home looks in photos and in person: a deep clean, touch-up paint, working light bulbs, tidy closets, cleared counters, trimmed hedges and a clear front entry. They are also the easiest to do in the week before photography.

What to skip, or ask us about first

Large projects such as a kitchen or bathroom renovation, new flooring throughout, or a finished basement need a hard look before you start. Ask us to compare the cost and the time to what similar homes nearby look like. In many cases the answer is to leave it, price accordingly and let the buyer decide.

Should you get a pre-listing inspection?

A pre-listing inspection is a full home inspection done before you list, so you know the home’s condition before buyers do. The company above puts the cost at roughly $400 to $600, depending on the property, with the exact price confirmed at booking. It covers only what is visible and accessible, and some buyers will still want their own inspection. If a report finds something, you then decide what to repair and what to disclose. Disclosure obligations are a legal question, so confirm them with your real estate lawyer.

Common questions

Do I have to fix everything an inspection finds? No. It is your choice what to repair, but what you know about your home may affect what you must disclose, so confirm that with a lawyer.

Will new paint or staging raise my sale price? We cannot promise a price outcome. We can tell you what homes like yours are showing like in your community.

How long before listing should I start? Earlier is easier, because repairs and contractor schedules take time. A walk-through will tell you how much time your home needs.

Sarin Team

Source: Carson Dunlop, pre-listing home inspection page (undated), read October 13, 2026. This article is general information, not legal, tax or financial advice, and not an appraisal.