🔥 Sell My House Fast… Repairs To Skip
Find Your Expert Home Selling Agent – Sell Smart, Sell Fast –
when you need to move quickly, spending thousands on every home repair isn’t always necessary. In this guide, we’ll walk you through the key fixes you can safely skip—so you can list your home fast, attract serious buyers, and still maximize your sale price. No more guesswork: focus on what matters and sell your house with confidence.
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Table of Contents
1. Cosmetic Overhauls Buyers Ignore
It’s easy to fall into the trap of “out-of-the-box” aesthetic fixes—think an ultra-gloss accent wall,
custom crown molding, or designer hardware. These cosmetic overhauls may look great in magazines,
but savvy buyers in today’s market often skim past them. Rather than boosting perceived value, over-the-top finishes can draw attention away from a home’s real selling points: layout, light, and location. In our experience at Modern Market REALTORS®, homes with neutral, well-maintained finishes tend to draw more consistent—and competitive—bids.
2. Extensive Landscaping Projects
Heart-shaped flowerbeds, intricate stone pathways, and multi-tiered water features make for stunning photo spreads—but they can also be a thorn in your side come resale. Buyers often balk at costly landscaping, wary of ongoing maintenance and seasonal upkeep. A $15,000 hardscape installation may look impressive in spring, but landscaping can feel “work-heavy” when winter arrives. Many prospective buyers simply factor the cost into their offer—often offering less to compensate.
Why Sellers Skip This:
- High installation costs rarely translate to higher sale price.
- Complex designs intimidate buyers concerned about maintenance.
- Seasonal curb appeal can fade—literally and figuratively.
3. Major Structural Repairs
Foundation & Structural Overhauls
Foundation crack? Roof sag? It’s tempting to tackle every serious issue before listing.
Yet extensive structural repairs—especially when revealed by pre‑listing inspections—
often prompt deeper scrutiny rather than higher offers. Some buyers prefer to negotiate
a price reduction and handle repairs themselves, using their own contractors and financing terms.
A recent report by the National Association of Realtors shows that
70% of buyers expect some negotiation around disclosed structural issues.
Sellers who offer credits often close faster than those who undertake lengthy repairs.
Rather than complete every heavy structural fix, consider a middle path:
get a professional evaluation, correct any safety risks (e.g., loose handrails,
electrical hazards), then offer a seller credit. That gives buyers flexibility—
and keeps your timeline on track.
4. Luxury Upgrades with Low ROI
Heated bathroom floors, custom wine cellars, built‑in home theaters… these amenities
can feel thrilling to install but disappointing to recoup. Most buyers won’t pay a premium
for luxury features unless your home sits squarely in the high‑end bracket.
- High‑end appliance packages above neighborhood standard
- Designer‑grade bathroom spas and steam showers
- Custom home cinemas with blackout curtains and elevated seating
- In‑ground pools and elaborate outdoor kitchens
Local appraisers report that luxury tweaks over $10,000 above neighborhood norms
tend to yield only 30–40% of their cost in added value.
5. Risky DIY Attempts
The promise of saving a few bucks on materials can lure sellers into tackling complex repairs:
awkward electrical rewiring, uneven tile installations, or improvised plumbing splices.
But when a buyer’s inspector spots shoddy DIY work, it can trigger red flags—demanding full
corrections or buyer walk‑aways.
Always hire licensed contractors for any work involving electrical, plumbing, or structural changes.
It’s better to pay for a permit and proper installation than to negotiate repairs mid‑escrow.
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The data relating to real estate for sale on this web site comes in part from the Broker Reciprocity SM Program of the Regional Multiple Listing Service of Minnesota, Inc. The information provided is deemed reliable but not guaranteed. Properties subject to prior sale, change or withdrawal. ©2024 Regional Multiple Listing Service of Minnesota, Inc All rights reserved.
Conclusion & Next Steps
Selling your home is a balancing act between curb appeal, market timing, and cost control.
While you might feel pressured to “fix everything,” strategically skipping certain repairs can
sharpen your negotiating position and shorten your time on market. Focus on high‑visibility,
high‑ROI updates—think deep cleaning, decluttering, fresh neutral paint, and modest landscaping.
Schedule your free home‑selling consultation →
Frequently Asked Questions
1. The #1 thing you don’t do when selling a home.
Avoid sinking big money into extensive structural repairs—like foundation overhauls or full roof
replacements—before you list. Instead, get a professional evaluation, correct only safety items,
and offer a seller credit. This preserves your negotiating leverage and keeps your sale on schedule.
2. Should I replace my roof before listing?
Not always. A full replacement can cost $10–$15K and often won’t net that back. Disclose the roof’s
condition, provide an inspection report, and offer a credit instead of undertaking the project during escrow.
3. Is investing in a home theater worth it?
Typically no. Custom theaters and luxury media rooms appeal to a narrow buyer segment and rarely
deliver full ROI. Focus on versatile living spaces instead—buyers can imagine their own setups.
4. How much should I spend on landscaping?
Keep it simple: basic lawn care, clean edging, and low‑maintenance plantings. A $1K–$2K refresh boosts
curb appeal without scaring off budget‑conscious buyers wary of ongoing maintenance.
5. Can I do my own repairs to save money?
Only tackle simple jobs—touch‑up paint or tightening fixtures. Anything involving electrical, plumbing,
or structural work should be done by licensed contractors to avoid inspector red flags.
6. When is the best time of year to sell?
Spring is prime. March–May listings attract more buyers, generate multiple offers, and often sell
closer to list price. Plan your pre‑listing prep accordingly.
7. What minor fixes matter most?
Deep cleaning, decluttering, fresh neutral paint, and fixing squeaky doors. These low‑cost updates create
a move‑in‑ready feel that appeals to the broadest pool of buyers.
8. How do seller credits work?
Instead of completing large repairs yourself, you agree to credit the buyer at closing for a set amount.
Buyers can manage the repairs post‑purchase, and you avoid project delays during escrow.
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💬 Client Testimonials
Our 5-Star Google Reviews Speak for Themselves: With 78 verified reviews, Modern Market REALTORS® is proud to share feedback from clients who trusted us with their home-selling and buying journey in Fargo-Moorhead.
“Excellent people to work with! Jim made us feel very comfortable and talked us through everything. Very friendly and easy to work with. If you’re looking for a new home, Jim and Shannon are definitely the people you want to help you.” – Marcie Burlile See full review on Google
“I’ve never left a review on anyone or anything, but I have to for these guys. They are beyond incredible! They made buying our house so seamless. They were there for us when we were worried about things, there for us when we needed to get things done, and there for us when we needed advice as well. They genuinely become your friends throughout your time with them because they are good people and care about you. I can’t recommend there guys enough! 10/5 stars :)” – Jason Knodel See full review on Google
“Best realtors in town! So easy to work with compared to a large brokerage. Thank you Jim and Shannon for helping us find a nice home and providing such caring service.” – Kiersten Cooley See full review on Google
