Real Estate Repairs 101: Pre-Listing, Inspection, and Move-In Essentials for Sellers and Buyers
Read Time 5 mins | Written by: Chris Lambert
"Real estate repairs" are the fixes or corrections made to a property to restore it to a safe, functional, and market-ready state. Repairs are not the same as renovations or upgrades. An upgrade changes a space, like replacing the kitchen countertops. A renovation reimagines it entirely.
Repairs address damage, defects, or wear that accumulate over the years of property ownership and are often uncovered during the sales process.
Common real estate repairs include:
- Fixing roof leaks
- Addressing unsafe wiring or broken outlets
- Repairing plumbing leaks
- Replacing damaged windows
- Patching drywall or repainting
- Servicing or replacing HVAC systems
The Three Main Types of Real Estate Repairs
Pre-Listing Repairs
These are the fixes sellers handle before putting a property on the market. They're often cosmetic or preventative, designed to make a home more appealing to buyers. The goal is to maximize curb appeal, elevate the sales price, and get ahead of requests buyers would make during negotiations. This is part of the larger "market-ready" process sellers often go through, usually at the behest of an experienced agent.
Common pre-listing updates:
- Fresh paint
- Minor landscaping
- Carpet cleaning or replacement
- Small plumbing or electrical fixes
Inspection Repairs
"88% of all homebuyers used an inspector in their most recent purchase process", according to Porch. "Of the respondents who had an inspection performed, 86 percent said their inspector identified at least one problem."
Inspection repairs address the findings of an inspection report. These are repair requests made by the buyer of the seller, usually put forth in what's known as a "repair addendum". Negotiations here often cover structural defects, safety and code violations, or critical system.
Examples:
- Mold
- Termite damage
- Wood rot
- Leaks
- GFCI outlets
- Loose railing
- Smoke/carbon monoxide detector installation
- Foundation issues
It is common for the seller to provide monetary concessions or credits in lieu of actually repairing anything. This can simplify the deal process but means that repair responsibility formally transfers from the seller to the buyer.
Move-In Repairs
Once the property closes, the buyer becomes responsible for any and all repairs (unless specified as a term in the contract with the seller). Move-in repairs are an opportunity for the new owners to address any lingering items from the inspection report before settling into the home. Unaddressed safety concerns are the top priority. It's also an opportunity for any cosmetic improvements , like switching out older thermostats or installing new light fixtures.
Repairs vs. Improvements vs. Maintenance
- Repairs reset original function or quality (repainting a room)
- Improvements add value or extend lifespan (upgrading to energy-efficient windows)
- Maintenance prevents further issues (annual furnace servicing)
Who Pays For Real Estate Repairs?
Responsibility depends on the phase.
- Pre-listiing: Seller
- Inspection period: Seller
- Post-closing: Buyer
Local custom and market conditions affect these norms. In fast-moving markets like Charleston, D.C., or London, buyers may waive repair requests for a more competitive offer. That essentially transfers responsibility from the seller to the buyer.
The Repair Process: Step By Step
The process shifts depending on the phase of the transaction.
Pre-Listing Repairs And Updates (seller)
- Identify issues: Seller, often under the guidance of their real estate agent, reviews the home. In some cases, they'll order a pre-listing inspection
- Decide scope: Seller chooses which items to fix or update before going to market
- Hire professionals: The seller hires a company like Bluetape, a contractor, or a handyman to complete the repairs (tip: see if there is an option to pay-at-close)
- Show it off: Many sellers opt for staging and professional photography to boost the market-ready appeal of the home on listing services
Inspection Repairs (negotiated)
- Identify issues: Buyer's inspection reveals safety, functional, and cosmetic issues
- Submit repair request: The buyer, working with their agent, sends a formal request for repairs (also known as a repair addendum)
- Negotiate: The seller can agree to fix, declined, or offer a credit/concession in lieu of work
- Work happens: In the case the seller agrees, the deal depends on the seller having a licensed professional complete the work and provide proof
- Credit: In the case of a credit, the deal continues without repairs
Move-in Repairs (buyer)
- Identify issues: The issues are likely already detailed in the inspection report
- Decide scope: Buyer decides which items to address before moving in
- Hire professionals: The buyer hires a company like Bluetape, a contractor, or a handyman to complete the repairs
- Improved livability: Enjoy the peace of mind that comes with these repairs not lingering like a ghost
Location Matters
Repair expectations can vary by market. In coastal areas like Charleston, SC, water intrusion, humidity, and pest issues may dominate. In colder climates, heating systems and roof insulation often top the list. In historical areas like D.C., Maryland, and Virginia, there are codes and preservation guidelines that may dictate the type of materials used to the methods of restoration.
Agents and professionals familiar with the region play a critical role in guiding repair decisions.
Frequently Asked Questions About Real Estate Repairs
Do realtors pay for repairs?
No. In some cases, agents may cover minor items as a goodwill gesture, but rules vary by state and even by brokerage.
Are sellers required to fix everything an inspector finds?
No. An inspection report is a negotiation tool, not a mandatory repair list. If a buyer asks for too much, the seller can walk away. Likewise, if the seller declines too much, the buyer can walk away. This is where a good agent can add their expertise.
How much do real estate repairs cost?
It's not an exact science. Market, season, and world events can all impact the price of materials. Then handymen, contractors, and teams all have their unique labor costs. A company may charge more but deliver more reliable service, while individual professionals may charge less but have more variance in terms of availability, quality, and job duration.
An experienced real estate agent usually has a strong idea of average cost.
I need an estimate for repairs. What should I do?
Ask your agent for recommendations. If Bluetape is in your area, you can easily submit an estimate request to us by clicking here. Otherwise, ask friends and family for anyone they'd recommend, or do a thorough search on Google, making sure to check reviews before reaching out for a quote.