If you’re thinking about selling your home in California, one of the first questions you might be asking is: Do I have to make repairs before I list it?
The short answer? It depends—on your goals, your timeline, and the type of buyer you’re targeting.
Some sellers want to squeeze every last dollar out of their property and are willing to invest in upgrades to attract the most competitive offers. Others simply want a clean, fast sale with no extra stress, even if that means leaving some money on the table. The California market is diverse, with everything from pristine turnkey homes in Beverly Hills to fixer-uppers in the Central Valley, so there’s no one-size-fits-all answer.
In this article, we’ll break down the pros and cons of making repairs, when it’s worth the investment, when it’s better to skip them, and how to decide what’s right for your situation—and your wallet. Whether you’re selling in a hot market where buyers are fighting over properties or a slower market where first impressions matter more than ever, the right strategy can make all the difference. For learning everything about selling a house as is in California, make sure to check out this guide.
📈 The Current California Real Estate Landscape
Before we get into the details, here’s what’s going on in the market:
- According to the California Association of Realtors, the median home price in the state was $833,170 in early 2025.
- Homes in move-in ready condition tend to sell 32% faster than homes that need repairs.
- However, a growing number of buyers (especially investors) are seeking out “as-is” properties to renovate or rent.
This means you have options – and you don’t always have to fix everything.
🕵️♂️ When Making Repairs Makes Sense
If your home only needs minor touch-ups and you want to attract the highest number of traditional buyers, making repairs could be worth it—especially in California’s competitive housing market.
Think of repairs in two categories: cosmetic and functional. Cosmetic upgrades like fresh paint, updated light fixtures, and modern cabinet hardware can make a property look well-maintained without a huge investment. Functional repairs, like fixing a leaky faucet or replacing cracked tiles, signal to buyers that the home has been cared for, which can help justify a higher asking price.
📊 Data Point: According to a 2024 National Association of Realtors survey, 70% of sellers who invested in light repairs before listing saw a return on investment (ROI) of 100% or more on those specific improvements.
Minor repairs can also prevent your home from sitting on the market too long. In hot markets like Los Angeles or San Diego, buyers often expect move-in ready homes and will quickly pass over listings that seem neglected—especially when there are plenty of competing options. By addressing small issues upfront, you may avoid price reductions later.
That said, the goal isn’t to renovate the whole house. Focus on high-impact, low-cost fixes—things that buyers notice right away in photos and during open houses. A $200 weekend project could mean thousands more in your final sale price.
Example: The Quick Fix
Sarah in San Diego wanted to move closer to her family in Oregon. Her home had a few issues: a broken cabinet door, chipped paint in the living room, and a leaky faucet. She spent $2,000 on small repairs and paint. The home sold in two weeks and she got three competing offers over the asking price.
Minor repairs that can pay off:
- Fresh paint
- Fixing leaky faucets
- Replacing broken light fixtures
- Cleaning carpets
These small upgrades can give your home a fresher look without breaking the bank.
🚫 When You Might Skip Repairs
There are situations where spending time or money on repairs simply doesn’t make sense—especially if those repairs won’t meaningfully increase your selling price or help you meet your goals.
Major Damage That’s Too Costly to Fix
If your home has significant issues—like a failing foundation, outdated wiring, or severe water damage—the cost to repair may be so high that you’ll never see a return on that investment. For instance, Tony in Fresno inherited a property with $85,000 worth of structural and electrical repairs needed. Instead of taking on months of construction, he chose to sell to an investor “as-is” and walked away with cash in just two weeks.
📊 Stat to Know: A 2023 HomeLight survey found that for homes with repair estimates over 20% of the property’s market value, sellers recouped less than 50% of the repair costs on average.
When Time Is More Valuable Than Money
If you’re facing a deadline—such as a pending foreclosure, job relocation, or needing funds for another purchase—waiting weeks or months for repairs and showings might cost you more in missed opportunities than you’d gain in a higher sale price. In these cases, a quick as-is sale may be the smarter financial decision.
Properties That Attract the “Investor Crowd”
Some homes are perfect for flippers, developers, or buy-and-hold investors—especially if they’re in up-and-coming neighborhoods. These buyers often prefer untouched properties because they want to do their own renovations and design choices. Maria in Long Beach, for example, sold her 1950s home with its original kitchen to a local investor in just 10 days—saving herself $12,000 in potential repairs that the buyer would have torn out anyway.
Legal or Title Issues
If your property has complex title issues, code violations, or inherited ownership disputes, repairs may be pointless until the legal matters are resolved. In these cases, your best move might be to sell directly to a buyer familiar with handling those situations.
Emotional and Physical Stress
Sometimes, the reason for skipping repairs isn’t financial—it’s personal. Handling contractors, inspections, and delays can be exhausting, especially if you’re dealing with a recent loss, illness, or major life change. The peace of mind from selling as-is can be worth far more than any extra dollars repairs might bring.
Example: The Major Fixer-Upper
John inherited a home in Fresno from his aunt. The roof needed replacing, the electrical system was outdated, and there was significant water damage in the basement. Contractors estimated repairs at $95,000. Instead of pouring money into the house, John sold it as-is to a cash buyer. The sale closed in 12 days, and he avoided months of construction and stress.
Reasons to sell as-is:
- Foreclosure deadline approaching
- Relocating for work
- Property has fire, water, or mold damage
- Inherited home with outdated systems
- Budget constraints
📊 Data Point: A 2024 Zillow survey found that 34% of sellers made no repairs before listing their homes, with that number rising in high-cost states like California.
📊 Pros and Cons of Making Repairs Before Selling
| Pros | Cons |
|---|---|
| Higher potential selling price | Upfront costs |
| Attract more traditional buyers | Longer time before listing |
| Can help pass inspections | Uncertain ROI |
| Competitive edge in a buyer’s market | Stress of managing contractors |
🔗 Legal Requirements in California
Even if you sell as-is, California law requires you to disclose all known material defects through the Transfer Disclosure Statement (TDS) and Natural Hazard Disclosure (NHD) forms. This includes:
- Roof leaks
- Plumbing or electrical problems
- Foundation issues
- Pest infestations
Failure to disclose can lead to lawsuits, even after the sale. For a deeper understanding of what you need to disclose, read: Disclosure Rules When Selling As-Is.
🔢 How to Decide What’s Best for You
Choosing between making repairs or selling as-is isn’t just about numbers—it’s about balancing financial return, time, and peace of mind. Here’s how to walk through the decision step-by-step.
Assess the True Cost of Repairs
Get a few contractor bids, not just rough guesses. Many sellers underestimate costs by 25–30%. Include not only materials and labor but also permit fees, inspection costs, and potential delays. If repairs could stretch into months and disrupt your life, that’s a cost, too. For example, Linda in Pasadena thought replacing her kitchen cabinets would cost $8,000. After factoring in the need to update electrical and flooring, the actual cost came to $17,500—and it would have delayed her move by 6 weeks. She decided an as-is sale was the better route.
Calculate the Potential Return
Compare the expected post-repair sale price against your as-is sale price, subtracting all costs. If the repair work would only net you an extra 5–10% in profit, it may not be worth the hassle.
📊 Data Point: A 2024 ATTOM Data Solutions study found that the average ROI on pre-sale renovations in California was 67%, meaning most sellers didn’t recoup the full cost.
Factor in Market Conditions
In a hot market, even homes needing work can sell quickly and for strong prices. But in a cooler market with higher inventory, buyers may be more selective and push for move-in-ready homes. Check recent local comps to see how as-is properties are performing.
Think About Your Timeline
If you need to move in 30 days, repairs are unlikely to make sense. But if you have flexibility and want to target top-dollar buyers, improvements might be worth it.
Consider Your Stress Tolerance
Some sellers enjoy updating a property and maximizing value. Others find the process overwhelming and emotionally draining—especially if the property has sentimental ties. Your personality and energy level matter here.
Don’t Forget Tax Implications
Selling at a lower as-is price may reduce your capital gains tax liability, depending on your profit. Conversely, improvements could increase your sale price and your tax bill. This is worth discussing with a CPA before deciding.
Get Multiple Opinions
Talk to both a traditional real estate agent and a cash home buyer to see the real-world offers and strategies each can provide. Having hard numbers from both sides often makes the decision much clearer.
🛠️ Tips for Selling As-Is
If you decide not to make repairs:
- Be upfront about the home’s condition
- Price accordingly
- Consider marketing to cash buyers and investors
- Highlight the property’s strengths (location, lot size, potential)
- Check out our article: The 2025 Guide to Selling As-Is in California
🌐 Real-Life Hybrid Approach
Some sellers choose to make only essential repairs to keep the home safe and functional, but skip cosmetic updates. For example, Maria in Los Angeles was moving out of state and had limited funds. She repaired the faulty water heater and fixed a broken window lock but didn’t touch the old kitchen cabinets or dated bathrooms. The home sold in 30 days to a young couple who planned to renovate.
This strategy can save money while keeping your buyer pool larger.
💼 Final Thoughts
You don’t have to make repairs before selling your home in California, but the choice depends on your priorities. If maximizing price and attracting traditional buyers is the goal, repairs may help. If speed, convenience, and avoiding upfront costs matter most, selling as-is could be the perfect solution.
At Mrs. Property Solutions, we buy homes in any condition – no repairs, no cleaning, no hassle. Whether you’re in Los Angeles, San Diego, Sacramento, or anywhere in between, we can give you a fair cash offer and close on your timeline.
📞 Call or text us at (602) 376-8391 to learn more or request your no-obligation offer.