What Not To Fix When Selling a House: Save Time and Money
Written by
Daria Uhlig
Edited by
Joe Evans
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If you’re prepping to list your home, you might be wondering: what not to fix when selling a house? It’s a smart question — and one that could save you thousands.
While some updates are necessary to attract buyers or pass inspections, not every fix is worth the time, money or effort. Many sellers over-improve and end up spending more than they’ll ever get back.
In this guide, we’ll help you:
- Understand which home repairs aren’t worth it
- Focus on fixes that actually matter to buyers
- Save money and reduce stress before listing
Why Fixing Everything Isn’t Necessary
According to Remodeling Magazine’s 2023 Cost vs. Value Report, most remodeling projects only recover 60% to 70% of their cost when you sell. That’s why knowing what to leave alone is just as important as knowing what to repair.
It’s tempting to think your home needs to be “perfect” to sell. But buyers don’t expect perfection, especially if they’re not buying a brand-new home.
More importantly, they care about value, safety and livability, not brand-new countertops or designer tiles.
Why It’s Okay To Skip Some Repairs:
- Buyers may want to personalize the space themselves
- Over-renovating can price you out of your market
- Minor flaws won’t make or break a deal
Focus on what really moves the needle — and let go of what doesn’t.
Common Fixes You Can Skip
Here’s a breakdown of what not to fix when selling a house, starting with the most common time and money traps.
A Full Kitchen Remodel
While a shiny new kitchen looks nice, it rarely delivers on investment. A major kitchen remodel costs an average of $77,939 and returns just 56% of that at resale.
Better idea:
- Paint or refinish cabinets
- Swap outdated hardware
- Add stylish but affordable lighting
Replacing All the Windows
New windows can improve efficiency, but buyers rarely notice or value them at the sale.
Average cost per window: $300 to $1,000Average ROI: Only 57%, according to the National Association of Realtors
Instead:
- Deep clean windows and repair broken locks or seals
- Remove foggy panes
- Let in natural light to make rooms feel larger
Elaborate Landscaping Projects
Curb appeal sells, but expensive landscaping projects won’t boost your home’s value much. Think practical, not picturesque.
Instead:
- Mow, edge and clean up the yard
- Add fresh mulch and seasonal flowers
- Repaint or replace the mailbox and house numbers if needed
Cosmetic Imperfections
Don’t sweat the small stuff — buyers won’t.
You can usually skip:
- Light scratches on wood floors
- Minor wall dings or uneven paint
- Slightly dated backsplashes or vanities
Buyers expect some normal wear and tear, especially in older homes.
What You Should Fix Before Selling
While you can skip cosmetic updates, some problems must be fixed — especially those that raise safety concerns or could derail a home inspection.
Structural or Foundational Issues
These are deal-breakers. Think cracked foundations, sagging beams or significant roof damage. Fixing them up front can save you from blown deals later.
Safety Hazards
Buyers will spot — or pay an inspector to find — issues like:
- Faulty wiring
- Plumbing leaks
- Mold or pest infestations
These are the kinds of red flags that scare buyers away or lead to major negotiation losses.
Get Inspection-Ready
Before you list, check:
- HVAC system and water heater functionality
- Smoke detectors and carbon monoxide alarms
- Drainage and water pressure
Tip: Consider a pre-listing inspection to catch surprises early.
Get Professional Guidance
Here are some tips from the experts to get the best out of your home
Real Estate Agents Know What Matters
A great agent can help you decide what not to fix when selling a house based on your specific market. They’ll know:
- What buyers in your area prioritize
- Which features can be left as-is
- Whether to offer credits vs. making repairs
Hire Contractors for the Big Stuff
Stick to DIY for small cosmetic touch-ups. But for electrical, roofing or plumbing work, it’s worth bringing in a pro — both for safety and resale peace of mind.
Staging May Be Smarter Than Fixing
If your home shows well but has a few flaws, staging can make a bigger impact than remodeling.
Why Staging Works:
- Helps buyers visualize the space as theirs
- Distracts from imperfections
- Costs less than most major renovations
You can even opt for virtual staging if the house is empty.
How To Decide What To Fix vs. Skip
Not sure where to draw the line? Ask yourself these questions.
Would a Buyer Notice It Right Away?
If it’s cosmetic and not immediately visible during a showing, it might not be worth fixing.
Will It Make Buyers Question the Home’s Condition?
If something looks like it could point to a bigger issue — like water stains or missing shingles — it’s smart to address it before listing.
Quick Curb Appeal Fixes That Pay Off
You don’t need a full exterior makeover. Try these quick wins instead:
- Clean the driveway and front porch
- Add a new doormat
- Paint the front door
- Replace outdated outdoor lighting
These small updates can increase your home’s value by up to 7%, according to Zillow.
Final Take to GO: Know What To Fix and What To Let Go
When it comes to what not to fix when selling a house, the rule is simple: don’t spend where you won’t get it back. Focus on making your home clean, safe and inviting — not flawless.
By investing your time and money strategically, you’ll avoid over-improving and sell faster for a better price.
FAQs: What Not To Fix When Selling a House
Here are the answers to some of the most frequently asked questions about selling real estate and how it works:- What is the most important thing to fix before selling a house?
- Focus on safety issues, system functionality (HVAC, plumbing, roof) and any damage that could be flagged in an inspection.
- Can I sell a house without fixing anything?
- Yes, but expect a lower offer or a buyer request for credits. A clean, well-maintained home -- flaws and all -- can still attract offers.
- How much should I spend on repairs before selling?
- Experts suggest keeping it to 1%–2% of your home’s value, unless major repairs are needed.
- Should I renovate the bathroom before selling?
- Skip a full remodel. Instead, regrout the tile, update lighting or mirrors and add fresh towels for staging.
Data is accurate as of July 29, 2025, and is subject to change.
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