You find out the foundation has a crack. The roof is 20 years old. The kitchen cabinets sag. Your first thought: I need to fix all of this before I can sell.
You don't.
In many cases, repairs cost more than they add to your sale price. Worse, they delay your closing while you wait for contractors who may not show up on time. If you need to sell quickly—because of foreclosure, divorce, job loss, or an estate you can't afford to maintain—fixing everything first can trap you in a cycle of spending and waiting.
This article explains which repairs to skip, which ones matter, and when selling as-is makes more financial sense than renovating. Full disclosure: Story Homes buys houses for cash in any condition. We benefit when you sell as-is. But we also explain when you shouldn't take a cash offer—because that honesty is how you'll know whether this path fits your situation.
The real cost of pre-sale repairs
Labor alone in Southern California runs 20%–40% higher than the national average. Permit fees add $500–$2,000 depending on the city.
Time is the hidden expense. Contractors book out four to eight weeks in advance. Inspections and permits add another two weeks. If you're 60 days from foreclosure auction, renovation is not an option. If you're managing an estate from out of state, coordinating repairs remotely is a nightmare.
Then there's the risk. You spend $15,000 on a new HVAC system. The buyer's inspector finds a roof issue and asks for a $10,000 credit anyway. You've spent the money and still negotiated down.
What not to fix when selling a house
Cash buyers and investors purchase properties based on after-repair value minus repair costs. They expect issues. They have contractor crews already. Fixing things yourself doesn't increase their offer—it just costs you money they were already planning to spend.
Cosmetic issues you can skip
These problems look bad but don't affect the home's structure or systems. Buyers who plan to renovate don't care about them. Traditional buyers might ask for a credit, but the cost of fixing them yourself usually exceeds the credit.
A gallon of paint costs $40. Your time to paint a room costs three to five hours. A buyer will repaint anyway to match their taste. You gain nothing.
Major systems and structural issues
This is where most homeowners panic. A foundation crack estimate comes back at $18,000. A roof replacement quote is $22,000. An electrical panel upgrade is $3,500. If you're selling to a cash buyer, skip these repairs—cash buyers run a repair estimate before they make an offer and subtract that cost from the after-repair value regardless.
Real example — Riverside
A client had a foundation crack estimated at $16,000 to repair, with a six-week lead time on all three contractor bids. She was 50 days from foreclosure. She sold as-is to a cash buyer, closed in 12 days, and walked away with $34,000 after liens. Had she tried to fix the foundation first, she would have lost the house to auction.
When you should make repairs
Not every situation calls for selling as-is. If you have time, a strong local market, and equity to cover repair costs, a traditional sale may net you more money.
Repairs worth making if listing with an agent
How to decide: repair or sell as-is
If you're unsure, get two offers: one from a cash buyer, one from an agent with a net proceeds estimate after repairs and commission. Compare the timelines and the money you walk away with. The cash offer will be lower in gross price—but after repair costs, agent commission (typically 5–6%), and time costs, the net may be close.
The disclosure requirement
California law requires sellers to complete a Transfer Disclosure Statement. You must disclose known defects even if you don't fix them. Selling as-is does not mean you can hide problems—the buyer agrees to accept the property in its current condition.
Tax implications: repairs vs. improvements
Repairs maintain your home's condition. Improvements increase its value. Per IRS Publication 523, capital improvements add to your cost basis and reduce capital gains tax at sale—pre-sale repairs do not. This is another reason not to sink money into repairs before selling: you pay out of pocket and get no tax benefit.
Real example: estate sale in San Bernardino
San Bernardino estate
Heirs living in Arizona and Nevada inherited a house with a 25-year-old roof, cracked driveway, non-functioning HVAC, and a 1987 kitchen. Three contractor bids totaled $48,000 with a 10–14 week timeline. The property sat on the market for 63 days as-is and received two lowball offers that fell through after inspection.
They accepted a cash offer of $287,000 and netted $276,000 at closing. The agent route, had it eventually closed, would have netted roughly $295,000 after repairs and commission—but required four months of contractor coordination from out of state. The $19,000 difference was worth it.
Frequently asked questions
Can I sell a house with a broken furnace or air conditioner?
Yes. Cash buyers expect non-functioning systems in as-is sales. If selling traditionally, a non-working furnace will come up in inspection—getting a repair estimate and offering a credit is often simpler than fixing it yourself.
Do I have to fix code violations before selling?
It depends on the violation and your buyer. If the city has issued a formal citation with a compliance deadline, you may be legally required to fix it before transferring title. If it's an unpermitted addition or outdated wiring that wasn't cited, you can sell as-is—the buyer assumes responsibility. Traditional buyers may have trouble getting financing if the violation affects habitability.
What if I already started a repair but didn't finish it?
Disclose it. An unfinished repair is worse than no repair because it signals potential hidden problems or poor workmanship. Provide documentation of what was done, why it stopped, and what remains. Cash buyers will factor the completion cost into their offer.
Will an agent refuse to list my house if I won't make repairs?
Some will. Agents work on commission and may decline if they think the property will sit. Others specialize in distressed or as-is properties. If your agent pressures you to make repairs you can't afford, find a different agent or consider a cash sale.
How much less will I get if I sell as-is?
Cash offers are typically 70%–85% of after-repair market value. If your house would sell for $400,000 fixed up and repairs cost $40,000, expect offers around $280,000–$320,000. You net less in gross sale price but avoid repair costs, agent commission, and time.
Can I sell as-is and still negotiate after the buyer's inspection?
In a traditional sale, yes—as-is language in the listing isn't binding and the buyer can still ask for credits or repairs. In a cash sale with an experienced buyer, the inspection happens before the offer or is waived entirely. There's no post-inspection negotiation. The price is the price.
Bottom line
Repairs before selling make sense when you have time, money, and a strong market. They don't make sense when you're under financial pressure, the repairs are extensive, or the return on investment is poor.
Cash buyers purchase houses in any condition and subtract repair costs from their offer. You skip the contractor delays, the upfront expense, and the risk that repairs don't increase your sale price.
If you're in foreclosure, managing an estate, or facing expensive repairs you can't afford, selling as-is is often the clearest path forward. Get multiple offers. Compare the net proceeds. Choose the option that gets you out from under the property with the least stress and the most certainty.
