15 tips for identifying and resolving problems before selling your home

Navigating the complexities of real estate can be daunting, especially when listing your home. This article demystifies the process, offering valuable tips from industry experts to help identify and tackle the red flags that could hinder a successful sale. Armed with practical advice and expert insights, sellers can approach the market with confidence and strategic know-how.

MORE NEWS: Phoenix bucket list: 25 things you must do

INDUSTRY INSIGHTS: Want more news like this? Get our free newsletter here

  • Think Like A Buyer
  • Get An Engineering Report
  • Call Your Real Estate Agent Early
  • Check The Roof’s Age And Condition
  • Review State-Mandated Property Disclosure
  • Assess The Property’s Acoustics
  • Address Major Issues Before Listing
  • Inspect For Pests Early
  • Review Full History And Disclose Details
  • Check The Foundation
  • Ensure Renovations Have Proper Permits
  • Clean The Windows
  • Get A Professional Roof Inspection
  • Check The HVAC System
  • Remove Popcorn Ceilings

Think Like A Buyer

One of the best things you can do before listing your home is to think like a buyer. Walk through your house with fresh eyes—or better yet, invite a trusted friend who will be brutally honest. Look for anything that might raise an eyebrow during a showing: chipped paint, lingering odors, water stains, or a door that doesn’t close quite right. Small things can make buyers wonder if bigger problems are lurking.

I always recommend getting a pre-listing inspection. Many sellers wait for the buyer’s inspection, but that puts you on the defensive. If you know about an issue upfront—whether it’s an aging roof, plumbing concern, or electrical hiccup—you have control over how it gets fixed. You can repair it properly, get competitive bids, or disclose it transparently without the panic of a last-minute negotiation. Buyers appreciate honesty, and it often keeps deals from falling apart.

I’ve seen firsthand how handling problems before listing leads to smoother sales and even higher offers. When a home is move-in ready, buyers feel confident and are less likely to lowball or ask for major concessions. In one case, we fixed minor foundation cracks and repainted the exterior of a home before listing. The result? A full-price offer within days, with no repair requests. That’s the power of being proactive.

Betsy Pepine, Owner and Real Estate Broker, Pepine Realty

Get An Engineering Report

In Texas, foundation issues can derail a home sale faster than anything else. Even a small crack on the walls, tile, or brickwork could be signs of shifting. Flooring planks bulging or popping? Another red flag. Buyers will spot these issues, and if you haven’t addressed them upfront, it’s a deal killer. We always highly recommend (for both our buyers and sellers) to get an engineering report—about $400 and well worth it. This not only reassures potential buyers but also gives you negotiating power instead of being blindsided mid-negotiation.

Patrick Schultz, Co-Founder, Bright Bid Homes

Call Your Real Estate Agent Early

My best tip for identifying red flags before listing your home is to walk through it with a critical eye. But this can be hard to do because you are naturally biased. You may also overlook things because, living day-to-day in your home, you just don’t “see” them.

The solution? Call your real estate agent early. Even up to 3 years before you want to list your house. Your agent can be an unbiased eye and show you what you need to fix before listing your home. Because you contacted them well in advance of when you want to list your house, you won’t be under time pressure to do the repairs and maintenance.

Addressing these issues before listing will pay off. Don’t list the house with the caveat that issues will be fixed before closing—this gives the impression that you don’t take care of your home.

One more tip: for repairs that you need before listing, you can save money if you do it yourself. But, if you can’t do it properly or well, you are much better off paying a professional to do the repair. You will see the return on the sale price!

Bridget Blonde, Realtor®, Nest Realty Inc.

Check The Roof’s Age And Condition

There are so many red flags these days!

But if I had to pick one, the biggest is the age and condition of the roof. In California, insurance companies are refusing to insure homes with shake roofs, or any roof that is older than 25 years—and that’s a lot of roofs! If a buyer can’t insure a property, their lender won’t give them a loan—in other words, the age of the roof could easily be a deal killer.

To address the issue, it’s critical to find an insurance carrier who will insure it at least for a period of time. If the roof will need to be replaced right away, or within a year, the seller should get a roof bid or two from a reputable roofing company who will be able to replace the roof in short order, if needed. The best way to address this may be to just replace the roof prior to putting the home on the market, if funds are available. But there are a number of options these days for sellers to make presale renovations such as this with no cash out of pocket, such as the Compass Concierge program.

Sebastian Frey, Strategic Real Estate Advisor, Real Estate Bees

Review State-Mandated Property Disclosure

I recommend reviewing the conditions and issues listed on the state-mandated property disclosure. This is a comprehensive list in some states. Other states simply tell buyers to beware and to hire their own inspectors.

Making a list of issues the sellers have had in the past is a good start in either situation. Once the list is complete, they should catalog the things they’ve done to mitigate or repair any problems on the list.

If something still requires repair or attention, they should note it so it can be disclosed—if it’s asked on the mandated property disclosure or should buyers ask.

Some agents recommend having a home inspection prior to listing. I don’t. Once the sellers are made aware of an issue, they must disclose it.

I’m not saying the seller should hide a problem. Sellers should answer the questions on the disclosure. It’s better, however, to have the buyer’s home inspector discover any other problems. Both seller and buyer can then negotiate the issue.

All homes have condition issues. A problem discovered by a seller’s pre inspection may not be that important to potential buyers.

Rather than pay to repair any red flags, sellers may prefer to have cash set aside during escrow to handle the problem. Buyers may also prefer to accept the house with the issues and reduce the price.

I recommend my sellers complete their list, disclose, and prepare to pay for any condition issues should the buyer request considerations.

Resale houses don’t come with a warranty. Attempting to answer all red flags, also puts the seller on the legal hook for the way they attempt to preempt concern over a problem.

Jerry O’Reilly, Real Estate Investor, Cash Home Buyers Crew

Assess The Property’s Acoustics

I believe the most crucial step is assessing the property’s acoustics. Sound is an often-overlooked factor, but it can leave a lasting impression on potential buyers. For instance, a home located near busy roads or active neighborhoods might carry external noise that could be dampened by simple solutions like sealing windows, adding rugs, or even installing sound-absorbing panels. Most of it comes down to creating a space that feels peaceful and inviting.

I recall working on a home where subtle noise from the plumbing echoed through certain rooms. It seemed minor, but addressing it by insulating the pipes and reworking specific areas transformed the ambiance. When buyers walked through, they commented on how serene the space felt—an advantage that set the property apart from others in the market.

And you know that taking the time to refine these details allows potential buyers to focus on the home’s aesthetics and functionality rather than distractions. A quiet, calming atmosphere creates an emotional connection that encourages stronger offers and quicker decisions, making it a truly rewarding investment.

Dan Davidson, Founder & CEO, Build Team

Address Major Issues Before Listing

I’ve dealt with countless homes with significant issues like roof leaks, plumbing problems, or electrical hazards. My advice? Address these potential red flags before listing your home. Simple DIY fixes like unclogging drains or patching small roof leaks can go a long way, but hire professionals for major issues like faulty wiring or extensive damage. Fixing these issues helped me sell my properties faster and often at a higher price.

Don Wede, CEO, Heartland Funding Inc.

Inspect For Pests Early

Listing a house for sale is not just as simple as putting up a “For Sale” sign and the property would be sold. Looking back when I listed my house for the first time, I wanted to sell the house for the best possible price and avoid any issues popping up during inspections, potentially lowering its price. At that time, I did a lot of research about house selling processes, particularly on tips that could help me increase the value of the house and avoid setbacks. There was one tip that I found to be crucial, and that is to look for signs of termites, rodents, or other pests.

While doing my research, I read about how pest problems could be a major red flag for potential buyers and could derail a sale entirely if they weren’t addressed early. Like many homeowners, I was more focused on the exterior design of the house, its layout, and the backyard. However, upon hearing stories from other people that buyers walked away because of termite infestations or discovering rodent nests in the attic or in the kitchen during the inspection, I realized that I had to look beyond the house surface. So, I decided to call a pest control expert to inspect the house thoroughly.

By addressing the potential pest problems early, I avoided a situation where buyers would have found these issues during the inspection and demanded repairs or a lower price. Furthermore, when buyers could see that I had taken proactive steps to address any concerns, they felt secure in their decision to make an offer.

Dan Christensen, Owner & Founder, DJC Law

Review Full History And Disclose Details

Before listing your home, make sure to review its full history and disclose any relevant details to potential buyers. This is one of the best ways to prevent last-minute surprises that could derail a sale. Buyers will often conduct their own research, and if they uncover something that was not disclosed, it will lead to mistrust or even legal issues. Being upfront about the property’s past will protect you from future disputes and make the selling process much smoother.

Start by gathering all the records related to the home. This includes permits for renovations, past insurance claims, and any structural issues that have been addressed. If there was a flood, fire damage, or a major repair, it is better to disclose it early rather than risk a buyer finding out later. Even issues like a history of pest infestations or mold remediation should be documented. Buyers appreciate transparency, and when you can provide proof that problems were properly handled, it reassures them that the home has been well maintained.

Oliver Morrisey, Owner, Director, Empower Wills & Estate Lawyers

Check The Foundation

Before you list your home, always check the foundation. Fixing any issues before putting the house on the market is important because nothing puts off buyers like the hint of a shaky foundation. Even minor cracks or slight changes could point toward more significant structural problems that might not be noticeable right away. This can lead to things like uneven floors or doors and windows that just won’t shut right. And if water starts getting in, that’s another deal-breaker. These are big red flags for buyers and can seriously bring down the value of your home.

In my experience with clients, addressing these foundation issues upfront not only ensures a smoother selling process but also helps prevent negotiation delays or price reductions once an inspector identifies the problem. Making those repairs early is a relief for homeowners, too. You won’t have to worry about dropping your price or dealing with last-minute hitches. And showing that the foundation is in good condition builds trust with buyers, ultimately helping to close the deal faster and potentially for a higher price.

Eduard Mirzoian, CEO, RESTORERZ – Emergency Services

Ensure Renovations Have Proper Permits

The best thing I’ve done when I listed my home was making sure all past renovations had the proper permits and were up to code. A lot of homeowners assume this isn’t a big deal, but it can turn into a major headache during the selling process. This is because if a buyer’s inspection uncovers unpermitted work, it may delay or even kill the sale. Worse, it will result in legal issues if the buyer pushes for corrections or compensation.

Going through city records and confirming that all renovations had the right permits gave me peace of mind. In some cases, homeowners might not even know that a previous owner did work without the necessary approvals. If something was done without a permit, it’s better to address it before listing rather than having to negotiate under pressure when a buyer raises concerns. In my case, everything was in order, but it was reassuring to know there would be no surprises.

Jason Rowe, Founder & Electrician, Hello Electrical

Clean The Windows

One thing I always recommend to my clients when selling is to clean the windows! Windows are not always easy to clean, and people will put it off year after year. The insides might be polished, but there’s nothing like perfectly clean glass to really make a place look fresh and well cared for.

Clean windows are not a thing buyers focus on—and that’s a good thing! What you want is for a potential buyer to see the view—not dirt and smudges. It might involve hiring out for the job, but I think it’s a very important consideration when selling a home!

Alan F Macdonald, Realtor, Maxwell Realty Challenge

Get A Professional Roof Inspection

A professional roof inspection should be your first priority when preparing to list your home. In our 20 years of experience, we’ve found that roof issues discovered during buyer inspections can lead to significant price reductions or even derail sales completely. Recently, we worked with a homeowner who invested $1,200 in preventive repairs based on our inspection findings, ultimately avoiding a potential $15,000 price reduction during negotiations. By addressing minor issues like damaged flashing, missing shingles, or early signs of water damage proactively, sellers can maintain their negotiating position and avoid last-minute surprises that could jeopardize the sale.

Tony Mirzakhanyan, President, Prime American Roofing

Check The HVAC System

One tip I’d suggest for identifying potential issues in your home before listing it is to take a close look at your HVAC system. It’s easy to overlook, but an HVAC system that’s not working well can be a huge turn-off for buyers. Make sure everything is running smoothly and that there are no strange sounds or issues with heating and cooling. If anything’s off, addressing it before the listing can save a lot of headaches later.

When I took care of these HVAC issues upfront, I noticed a big difference. Buyers appreciated knowing that the home had been taken care of, especially when it came to something as important as the heating and cooling system. It gave them confidence that there wouldn’t be any hidden surprises down the road, and that meant less back-and-forth during negotiations.

In the end, dealing with the HVAC system before listing the home really paid off. Not only did it help my home sell faster, but it also allowed me to list it at a better price. It showed buyers that I was on top of things and made the whole process smoother for everyone involved.

Jacob Leicht, General Manager, Alberta Mountain Air Heating & Air Conditioning

Remove Popcorn Ceilings

Popcorn ceilings send all the wrong messages to a buyer about a home. Removing popcorn ceilings is a key step in preparing a home for listing. These ceilings make a property look dated and may raise concerns about asbestos or deferred maintenance. Addressing this upfront modernizes the space, reassures buyers, and avoids negotiations over costly post-sale repairs.

In my experience, tackling such issues before listing often results in quicker sales and higher offers, as buyers feel confident in the home’s condition. This proactive effort helped to eliminate buyer hesitation and even attracted higher offers, as buyers appreciated the updated look and felt confident that the home had been well-maintained.

Mitchell G. David, Founder

Related Articles