After years in construction and home inspection before becoming a realtor, I've walked through hundreds of homes with my clients. And here's what I've learned: the difference between a home that sells quickly at top dollar and one that lingers on the market often comes down to the preparation work that happens before the "For Sale" sign goes up.
Most sellers focus on the obvious—decluttering, cleaning, maybe a fresh coat of paint. But there are crucial steps that get overlooked time and time again, and they can cost you thousands of dollars or weeks on the market. My construction background has taught me to see homes the way buyers and home inspectors do, and I want to share that insider knowledge with you.
Let's talk about the 15 most important things you should do before your home officially hits the market.
1. Get a Pre-Listing Home Inspection
This is the number one thing I recommend to every seller, and it's often the most overlooked. I know what you're thinking—why would I pay for an inspection when the buyer is going to do one anyway?
Here's why: a pre-listing inspection puts you in control. Instead of discovering issues during the buyer's inspection (when you're in a weak negotiating position), you'll know exactly what needs attention beforehand. You can choose to fix problems proactively, price them into your listing, or at minimum, avoid surprises that could derail your deal.
From my home inspection days, I can tell you that buyers feel much more confident purchasing a home when the seller has been transparent about its condition. It builds trust and often leads to smoother negotiations.
2. Address Minor Electrical Issues
Buyers get nervous about electrical problems—even small ones. That outlet that doesn't work in the spare bedroom? The light switch that requires a special jiggle? These seem minor to you, but they signal potential bigger issues to buyers.
Walk through your home and test every outlet, switch, and light fixture. Replace any that aren't working properly. Check for flickering lights, which could indicate loose connections. If you have an older electrical panel, consider having an electrician evaluate it. These small fixes are inexpensive but give buyers confidence that the home has been well-maintained.
3. Fix All the Little Leaks
This is where my builder's eye comes in handy. Even a small drip under the bathroom sink or a toilet that runs periodically can raise red flags during showings. Buyers see leaks and immediately think "water damage" and "mold"—even if the leak is brand new.
Check under every sink, around toilets, behind the washing machine, and around your hot water heater. Look for water stains on ceilings that might indicate a roof leak. These are usually quick, inexpensive fixes that prevent buyers from wondering what else might be wrong.
4. Clean or Replace HVAC Filters (and Service Your System)
When was the last time you changed your furnace filter? If you can't remember, buyers will assume you haven't maintained your HVAC system. Before listing, install fresh filters and consider having your furnace and air conditioning professionally serviced.
Ask for a written report that you can share with potential buyers. This small investment shows that your home's major systems have been properly maintained. In our Alberta climate, buyers want confidence that they won't face a furnace failure in the middle of winter.
5. Repair Damaged Caulking and Grout
This is one of those details that people walk right past—until they're seriously considering buying your home. Cracked, missing, or moldy caulking around bathtubs, showers, and sinks screams "deferred maintenance" to buyers.
Take an afternoon to re-caulk around tubs, showers, sinks, and backsplashes. Use mildew-resistant caulk in bathrooms. If your grout is stained or cracked, clean it thoroughly or consider re-grouting high-visibility areas. These small touches make bathrooms and kitchens look fresh and well-cared-for.
6. Deep Clean Your Basement and Garage
Most sellers focus on the main living areas and forget about these spaces. But buyers absolutely look at basements and garages, and they're judging whether there's adequate storage and usable space.
Remove everything that doesn't need to be there. Clean floors thoroughly—oil stains in the garage should be treated. Organize remaining items neatly. If your basement has that musty smell, address it with a dehumidifier and thorough cleaning. A clean, organized basement and garage suggest the entire home has been well-maintained.
7. Test (and Fix) All Your Doors and Windows
Walk through your home and open every single door and window. Does that bedroom door stick? Does the back door need a firm push to close properly? Are there windows that won't stay open or are painted shut?
These seem like minor annoyances you've lived with, but they signal maintenance issues to buyers. Adjust hinges, plane down sticky doors, lubricate locks, and make sure every window operates smoothly. Don't forget sliding closet doors and screen doors—everything should function effortlessly.
8. Address Exterior Drainage Issues
This is critical and often completely overlooked. Walk around your home after a rainstorm and look for standing water, especially near the foundation. Check that downspouts direct water at least six feet away from your home.
Poor drainage can lead to foundation issues—one of buyers' biggest fears. If you have areas where water pools, address them before listing. Extend downspouts, adjust grading if needed, or install proper drainage solutions. During showings, you don't want buyers seeing puddles against your foundation.
9. Clean Your Roof and Gutters
Buyers look up. They notice moss growing on your roof, gutters overflowing with leaves, and downspouts hanging loose. These issues suggest the roof might not have been properly maintained.
Have your gutters professionally cleaned and ensure all fasteners are secure. If you have moss or algae growth on your roof, have it cleaned—it can actually damage shingles over time. While you're at it, replace any missing or damaged shingles. A well-maintained roof gives buyers peace of mind about one of a home's most expensive components.
10. Refresh Weatherstripping and Door Sweeps
This is something home inspectors always check. Old, cracked weatherstripping around doors and windows suggests heat loss—important in our Alberta winters. Buyers doing their walkthrough will notice drafts.
Replace weatherstripping around exterior doors and windows. Install or replace door sweeps on exterior doors. These are inexpensive fixes that make your home feel more energy-efficient and comfortable during showings.
11. Document Your Upgrades and Maintenance
Create a file with receipts, warranties, and documentation for any work you've done on the home. New roof? Keep the warranty and invoice. HVAC servicing? Include those records. Recent renovations? Have the permits and contractor information ready.
This documentation is gold during negotiations. It shows buyers exactly what's been maintained and upgraded, and provides valuable information about warranties that transfer to the new owner. I keep these in a binder that I can easily share with serious buyers.
12. Address Pet-Related Issues Thoroughly
I know you love your pets—I do too. But even the cleanest pet owner can have lingering odors or damage that's become invisible to them. Have an honest friend walk through your home and give you their unfiltered opinion.
Professional carpet cleaning is essential if you have pets. Replace any carpets with permanent stains or odors. Repair scratched doors or trim. Clean or paint walls where pets may have rubbed. Eliminate litter boxes and pet beds during showings. Even buyers who love animals want to imagine their pets in the home, not smell yours.
13. Update House Numbers and Mailbox
This sounds so simple, but it matters more than you think. Your house numbers should be clearly visible from the street—agents and buyers need to find your home easily. If your numbers are faded, crooked, or missing, replace them.
While you're at it, look at your mailbox. Is it rusty, leaning, or outdated? A new mailbox costs $30-50 and creates a better first impression. These details suggest you care about the property's appearance.
14. Create a "Seller's Disclosure" Information Sheet
Beyond the legal requirements, consider creating a helpful information sheet for buyers. Include details like:
Age of major systems (roof, furnace, hot water heater)
Utility costs by season
Refuse and recycling day
Any quirks about the home buyers should know
Neighborhood information and amenities
This transparency builds trust and helps buyers envision themselves in the home. It also reduces the likelihood of post-sale disputes.
15. Stage Your Home for Photos First, Not Just Showings
Here's something most sellers get wrong: they prepare their home for in-person showings but forget that most buyers will see it first in online photos. In today's market, your online presence is everything.
Before the photographer arrives, stage your home specifically for photos. Remove everything from countertops. Eliminate personal photos and items. Make beds perfectly. Open curtains for maximum light. Turn on all lights, including lamps. Set the dining table as if for a dinner party. Add fresh flowers in key locations.
Your photos need to be absolutely perfect because they determine whether buyers will even bother to see your home in person. I always schedule the deep clean and final staging specifically around the photo shoot, not the first showing.
The Bottom Line
Preparing your home for market is about more than making it look pretty—it's about eliminating buyer objections before they arise. Each of these 15 items addresses something that could give buyers pause or become a negotiating point.
From my years in construction and home inspection, I can tell you that buyers notice everything. They're making one of the biggest financial decisions of their lives, so they're looking for reasons to worry. Your job is to eliminate those reasons before they start looking.
The time and money you invest in these pre-listing tasks will pay off in a faster sale and a better price. A well-prepared home tells buyers that the property has been cared for, and that confidence translates directly to their willingness to pay top dollar.
Ready to List Your Home?
If you're thinking about selling, I'd love to walk through your home with you and create a customized pre-listing plan. My construction background means I can spot the issues that buyers and inspectors will notice, and I can help you prioritize which repairs and updates will give you the best return on investment.
Let's work together to make sure your home shines from the moment it hits the market. After all, you only get one chance to make a first impression—let's make it count.
Ready to prepare your home for a successful sale? Let's connect and create your personalized pre-listing strategy.
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