What Should I Fix Before Selling My San Antonio Home?
Fix what could cost you time or leverage once you're under contract. Leave updates that similar homes nearby sold without, and get a quote when you can't size the problem yet.
Every repair decision comes down to one comparison: what it costs today, on your schedule, versus what it could cost if a buyer, lender, or inspector raises it after you've accepted an offer.
A walkthrough: failed window seals and rotted fascia
A San Antonio seller I walked through a home with wanted to list it as is. Some windows had failed seals, and there was rotted fascia. VA loans are common for homes in that area, so I told the seller those items could come up during the appraisal. If the lender required repairs, we'd have to get the work done and show it was completed while the closing clock was running.
I recommended handling both items before listing. The seller had time to get a fair price from a handyman and get the work done on their own schedule. They took the advice, and it worked out.
That's how I decide what's worth fixing. I look at what the repair costs today and what it could cost the seller in time and leverage if it comes up after they're under contract.
Michael Marelli, broker and owner
Fix it, leave it, or get a quote first?
When it could stall the deal
The repair is affordable now, and leaving it could give a buyer leverage, trigger a lender requirement, or force rushed work during the contract.
Example: failed window seals and rotted fascia, handled before listing.
When nearby sales already account for it
Similar homes nearby sold in the same condition. Spending on the update is unlikely to raise your price by more than it costs.
Example: a dated but working kitchen, where comparable homes sold with original kitchens.
When you can't size the problem yet
The scope or cost is unclear. A quote turns a buyer's worst-case guess into a real number, whether you fix it or price for it.
Example: a roof, foundation, or HVAC question with no clear cost.
Could this affect closing?
This question decides which choice fits. A dated kitchen and an unresolved condition that could affect financing belong in different conversations.
Financing
Some conditions can lead to required repairs on FHA or VA loans, and those repairs have to be completed before closing. If buyers using those loans are common for homes like yours, it's worth knowing which conditions could come up before you list.
The roof and the buyer's insurance
Ask what the roof's condition could mean for the buyer's coverage. Texas regulators say insurers can consider a roof's physical condition, while roof age alone can't be the reason for denying or declining to renew a homeowners policy.
Disclosure
Keep your repair records handy. The Texas seller disclosure form specifically asks about previous structural or roof repairs.
Fix it now or offer a credit later?
A repair costs $4,000 before listing. If you leave it, the buyer asks for a $6,000 credit during the option period. At the same sale price, with other costs equal, making the repair costs you $2,000 less.
The bigger question is whether the repair would change the offer, the terms, or the buyer's ability to close. A buyer who sees an unresolved issue may offer less, ask for a longer option period, or run into a lender requirement. To compare offers with different credits, use the Offer Decision Sheet.
Frequently asked questions
Should I replace the roof before selling?
Not automatically. Start with its condition and what it could mean for a buyer's insurance and financing. A roofer's assessment or quote usually tells you whether to repair, replace, or price for it.
Is a kitchen update worth it before selling?
It depends on what similar homes nearby sold for and in what condition. If comparable homes sold with original kitchens, a remodel often won't return what it costs.
Should I get a pre-listing inspection?
It can help when you suspect issues but don't know their scope. Knowing what a buyer's inspector is likely to find lets you choose what to fix, what to price for, and what to disclose before you're negotiating.
Do I have to disclose repairs I've made?
The Texas seller disclosure form asks about previous structural or roof repairs, among other items. Keep receipts and records for work you've had done.
Not sure what's worth fixing?
We'll walk the home, compare it with nearby sales, and tell you what to fix, what to leave, and what to get a quote on before you list.
Tell me what's worth fixingExamples are for illustration. Every home, loan, and insurance policy is different. This is not legal, lending, or insurance advice.
