Fix what a buyer’s home inspector will write up: water, roof, electrical, plumbing and anything that’s a hazard. Then do the cheap cosmetic work, mostly paint and small fixes. Skip big remodels. National data shows most of them return less than they cost at resale, and they push your listing date back.
I’m Stephen Wilson, team lead at The Wilson Home Team of Samson Properties, and I also own Monarch Bay Renovations, a licensed Maryland home improvement contractor (MHIC #149066). So I look at houses from both sides: what a buyer will pay for and what a repair actually takes. If you want both numbers for your house, request a free home value and ask for the as-is and after-repair figures. More on how we sell is on our seller page.
Fix the things inspectors flag
A buyer’s inspector writes a report, and the buyer’s agent turns that report into a repair request. The items that turn into real negotiations, or kill deals, are almost always the same four:
- Water. Active roof leaks, wet basements, failed gutters and downspouts, plumbing leaks, signs of past water damage. Water is the one buyers are most afraid of, because it leads to rot and mold.
- Roof. Missing or curling shingles, flashing problems, soft spots, a roof near the end of its life.
- Electrical. Double-tapped breakers, missing GFCI outlets in kitchens and baths, ungrounded outlets, DIY wiring, older panels an inspector calls out by name.
- Safety items. Missing handrails, loose stair treads, missing or dead smoke and carbon monoxide alarms. Maryland’s disclosure form asks about both kinds of alarms.
Fixing these before you list does two things. It keeps the inspection from turning into a second price negotiation, and it lets you get the work done by your own contractor, at your price, instead of at a buyer’s guess.
What sellers usually don’t need to fix: normal wear, minor cosmetic cracks, older but working appliances and systems. Inspectors note them, but most buyers expect them.
Cosmetic items with the best return
The National Association of REALTORS 2025 Remodeling Impact Report (April 2025) asked agents which projects they recommend sellers do before listing. The top answers:
| Project | Share of REALTORS recommending it |
|---|---|
| Paint the entire home | 50% |
| Paint one interior room | 41% |
| New roofing | 37% |
| Kitchen upgrade | 30% |
| Bathroom renovation | 24% |
Paint leads by a wide margin. Fresh, neutral paint makes photos look better and makes a house read as cared for. Other low-cost items worth doing:
- Flooring fixes. Refinishing worn hardwood, or replacing damaged carpet or vinyl in the rooms that show in photos.
- Lighting. Replacing dated or broken fixtures and swapping dead bulbs so every room is bright.
- Small repairs. Doors that stick, missing outlet covers, dripping faucets, torn screens. A buyer who sees ten small things assumes there are a hundred.
We’re not publishing our own crews’ prices for these here; every house is different, and we’d rather quote yours. Get two or three written quotes for anything over a few hundred dollars.
Projects not to start before listing
Big remodels rarely pay for themselves at sale. The 2025 Cost vs Value report from the Journal of Light Construction compares the national average cost of 28 projects with the value they add at resale (checked October 2026):
| Project (2025 national average) | Job cost | Cost recouped |
|---|---|---|
| Garage door replacement | $4,672 | 268% |
| Entry door replacement, steel | $2,435 | 216% |
| Minor kitchen remodel, midrange | $28,458 | 113% |
| Bath remodel, midrange | $26,138 | 80% |
| Window replacement, vinyl | $22,073 | 76% |
| Roofing replacement, asphalt shingles | $31,871 | 68% |
| Major kitchen remodel, midrange | $82,793 | 51% |
| Major kitchen remodel, upscale | $164,104 | 36% |
| Primary suite addition, midrange | $170,517 | 32% |
The pattern is clear: small exterior swaps like a garage door or front door come back at more than their cost, a light kitchen refresh about breaks even, and major remodels and additions lose money at resale. The NAR report found the same thing from a different angle, with a full bathroom renovation recovering an estimated 50% and a complete kitchen renovation 60%.
So, before you list, don’t:
- Gut the kitchen or a bathroom
- Add space or finish a basement
- Replace a working roof, windows or HVAC system just because they’re older
- Pick bold finishes to your own taste
The exception is a house that won’t sell or finance as it is. That’s a different conversation, and sometimes selling as-is is the better path. Our as-is selling guide covers what you still have to disclose.
Repairs vs credits
After the buyer’s inspection, you’ll usually get a request to fix items, give a credit or lower the price. Here’s how I’d think about it:
| Situation | Usually better |
|---|---|
| Item blocks the buyer’s loan or appraisal (active leak, no heat, safety hazard) | Repair |
| Big-ticket item the buyer will want to choose themselves (roof, HVAC, windows) | Credit |
| A pile of small items | Repair, before listing if you can |
| Tight closing date | Credit |
| Buyer’s repair estimate looks inflated | Get your own quote, then decide |
A credit is clean: no contractor schedule, no re-inspection, no argument over whether the work was done right. One catch: the buyer’s loan may limit how much a seller can credit toward closing costs, so a big credit sometimes has to become a price reduction instead. Your agent and the buyer’s lender will sort that out.
When we’re on the listing side, this is where the contractor side helps. We can price a buyer’s repair list from real contractor costs, so you’re negotiating from numbers instead of guesses. Our post on home inspection costs and what inspectors check explains the buyer’s side of this.
Permits on repairs matter at resale
Maryland’s Residential Property Disclosure and Disclaimer Statement, revised by the Maryland Real Estate Commission in September 2026, asks a direct question: if you or a contractor made improvements, were the required permits issued and did the work pass all required inspections? It also asks about open violations and whether the property has ever had flooding or a fire.
That matters two ways. If you choose the disclosure form, you answer that question in writing. And even on the as-is disclaimer, an appraiser or the buyer’s inspector may spot a finished basement or an addition that isn’t in the county records.
Practical rules:
- If the work needs a permit in your county or in Baltimore City, pull one. Electrical, plumbing, HVAC, structural and roofing work typically do.
- Hire a contractor licensed by the Maryland Home Improvement Commission. Our guide on the Maryland home improvement license explains what that license means.
- Keep the invoices, permits and final inspection sign-offs. Put them in a folder for buyers.
A pre-listing checklist
If you only have a weekend and a small budget, this is the order I’d work in:
- Stop any water. Clean gutters, extend downspouts away from the foundation, fix dripping faucets and running toilets, and look for stains under sinks and on ceilings.
- Make it safe to walk through. Tighten loose handrails and stair treads, and replace dead smoke and carbon monoxide alarms.
- Fix what doesn’t work. Doors that won’t latch, windows that won’t open, burned-out bulbs, outlet covers, a garbage disposal that hums.
- Clean and clear. A deep clean and a cleared-out basement and garage cost little and change how buyers read the house.
- Paint where it shows. Scuffed hallways, the front door, and any room with a bold color.
- Gather your paperwork. Permits, invoices and warranties for the roof, HVAC, water heater and any renovations.
Anything bigger than that, get a quote first and decide whether it’s a repair, a credit or a price adjustment.
How we price a pre-listing punch list
If you want help getting a house ready, here’s how it works with us:
- We walk the house and list what a buyer’s inspector is likely to flag, plus the cosmetic items that show in photos.
- You get two numbers: the likely value as-is and after the work, based on recent sales near you.
- Monarch Bay Renovations can quote the work if you want it to. You’re free to use any licensed contractor, or none.
- You decide what’s worth doing. Some sellers do everything; some do paint and the safety items and price the rest in.
If you’re thinking about an inspection before listing to find these items yourself, read is a pre-listing inspection worth it in Maryland?
Affiliated business disclosure: Stephen Wilson, team lead of The Wilson Home Team of Samson Properties, owns Monarch Bay Renovations (MHIC #149066). You are not required to use Monarch Bay Renovations or any other company we mention as a condition of working with us.
Bottom line
Fix the inspection items first: water, roof, electrical and safety. Then paint and handle the small stuff. Don’t start a big remodel to sell; in the 2025 national numbers, bath and kitchen remodels and additions returned roughly 32 to 80 cents on the dollar. Pull permits for anything that needs one, keep the paperwork, and get real repair prices before you answer a buyer’s request. Ask us for your as-is and after-repair values and we’ll help you decide what’s worth doing.
Sources
- National Association of REALTORS, 2025 Remodeling Impact Report (April 2025), checked October 2026
- Journal of Light Construction, 2025 Cost vs Value Report, national averages, checked October 2026
- Maryland Real Estate Commission, Residential Property Disclosure and Disclaimer Statement (revised September 2026), checked October 2026
- Maryland Code, Real Property § 10-702, checked October 2026