Pre-listing repairs are about removing buyer doubt. Spend on the things that show up in listing photos, walkthroughs, or inspection reports. Skip the things buyers will likely redo anyway. Here is how to think about each category for Lower Mainland homes.
High-impact: do these
- Fresh interior paint in neutral colors (every room shows in photos)
- Drywall patches and texture matching (every dent and anchor hole in the listing photo screams 'previous tenants')
- Caulking refresh in bathrooms and kitchens (yellowed caulk reads 'old' in photos)
- Door alignment and hardware (sticky doors and loose handles annoy buyers in walkthroughs)
- Pressure wash exterior, deck, and driveway (curb appeal in front-page MLS photo)
- Replace burned-out bulbs and broken fixtures (dim rooms photograph badly)
- Tighten and clean every hinge, knob, and pull (small stuff but feels loved)
Worth considering if budget allows
- Cabinet refinishing or hardware swap (cheap kitchen refresh)
- Refinish or restain the deck, especially before spring or summer photos
- Re-caulk exterior trim and re-seal weather stripping (matters for inspection reports)
- Smart thermostat install (small detail, signals 'modern home')
- Touch up exterior paint on trim and front door
Skip these. The new owner will redo them
- Major kitchen or bathroom remodels (you won't recoup the cost)
- Custom paint colors (buyers will repaint anyway)
- High-end flooring upgrades (taste varies too much)
- Removing old fixtures everyone hates (let the buyer choose)
Written first
Every job I take gets a written scope before I start, so the price is agreed in advance and the list stays the list.
Start my quote$150 minimum per job
How long does this take?
Pre-listing punch lists vary by home, but bundling the small jobs into one scope keeps the finish more consistent and avoids re-explaining the house to multiple trades. Most of the list lands in general repairs and interior painting territory.
