Benjamin Franklin said, “You may delay, but time will not, and lost time is never found again.” That quote could not have been more accurate for my client (let’s call him Bill) when he decided it was finally time to sell.
Bill owned a wonderful home. The backyard alone felt like a private retreat: in-ground pool, pool house, brick oven grill, beautiful patio. The home had even been featured in Better Homes and Gardens back in the 1960s for its unique architecture. It showed beautifully. I had no doubt it would attract attention and sell quickly. And it did.
However, three years earlier, Bill had relocated from Genesee County to Oakland County for work and chose to rent the home rather than sell it. Living over an hour away, he took a “no news is good news” approach. As long as the tenant wasn’t complaining, he assumed everything was fine.
Then came another promotion, this time to Tennessee. Bill fell in love with a new home there and planned to sell this one to offset the cost.
We listed the house and it sold quickly. Then the appraisal happened.
The appraiser noted many areas of deferred maintenance. Things that seemed minor when ignored over time suddenly mattered. Because the property was a rental, the scrutiny was even tighter. What could have been handled gradually over three years now had to be handled all at once.
As a result, closing was delayed nearly two months. Repairs cost more than they would have earlier. Bill’s moving timeline shifted. And the purchase of his Tennessee home became more complicated than it ever needed to be.
Why Small Issues Become Big Ones During a Sale
Many people put off fixing problems. Sometimes it’s money. Sometimes it just feels overwhelming. I see repairs put off when people get divorced and “give up” fixing the home. Sometimes the owner is a hoarder and is afraid to let anyone come inside. Sometimes it is an elderly owner who can’t physically make the small repairs they used to.
Rental homes are especially a problem because renters don’t always report everything. Many simply want to avoid inconveniences. They don’t want contractors coming through, or possible rent increases. So small issues like a slow leak, loose shingles, or wood rot quietly grow.
However, when it’s time to sell two major checkpoints occur:
- The home inspection
- The appraisal (especially for FHA, VA, or certain conventional loans)
Both can trigger repair requirements before a lender will fund the loan.
Here are some of the most common repairs that come up before closing:
- Roof Issues. Missing shingles, soft spots, visible leaks, or roofs near the end of their lifespan are frequent red flags. Lenders want to know the roof has reasonable remaining life.
- Peeling or Chipped Paint. This is especially critical for homes built before 1978 due to lead-based paint concerns. FHA and VA loans in particular require scraping and repainting deteriorated surfaces.
- Plumbing Leaks. Dripping supply lines, slow drains, running toilets, or old water heaters are common inspection items. Even small leaks can trigger repair requests.
- Electrical Problems. Double-tapped breakers, outdated panels, exposed wiring, and missing GFCI outlets near water sources are safety concerns and often must be corrected.
- HVAC Problems. Non-functioning furnaces, or air conditioners can delay a deal. Lenders typically require core systems to be operational.
- Foundation or Structural Concerns. Cracks, settlement issues, or signs of water in basements can raise alarms quickly and may require professional evaluation.
- Water Damage or Mold. Stains on ceilings, soft drywall, or visible mold growth almost always require remediation before closing.
- Exterior Drainage Problems. Pooling water near the foundation, or clogged gutters can show up in both inspections and appraisals.
- Pool or Safety Hazards. In homes like Bill’s, missing safety fencing or code compliance issues can delay closing.
- Smoke and Carbon Monoxide Detectors. Simple — but required. Missing or non-functional detectors are easy fixes that still must be addressed.
When I am asked to sell a home, the first thing I do is walk through and look for safety issues: mold under the sink, a loose handrail, or basement stairs without a light. Unless these are fixed, the house won’t pass inspection.
The Bigger Lesson
From the moment you start thinking about selling, you should begin looking at your home differently. Walk through it like a buyer. Like an appraiser. Like an inspector.
If you own rental property, I strongly recommend scheduled check-ins or at least quarterly walkthroughs. Preventative maintenance is always less expensive than last-minute, under-pressure repairs.
The worst ( and most expensive!) time to address deferred maintenance is when you’re under contract, your boxes are packed, and your moving truck is scheduled.
Bill still sold his home. He still moved to Tennessee. But the process was far more stressful and costly than it needed to be. A little attention over time would have saved him both money and months.
And in real estate, both of those matter.
