What NOT to Fix Before Listing in Washington (2025 Seller Guide)

1. Before You Spend a Dollar… Know This: Most Washington Sellers Over-Fix Their Home

When sellers in Pierce County, Tacoma, Puyallup, and surrounding WA markets get ready to list, they almost always ask the same question:

“What do I need to fix before selling?”

But here’s what most homeowners don’t realize:

➡️ You can easily overspend — and buyers may not care about half of it.
➡️ Some repairs never give you a return.
➡️ Certain upgrades can actually work against you.

I’ve helped hundreds of families sell in all kinds of scenarios — estate sales, downsizing after 30 years, simultaneous buy/sell, military relocations — and the pattern is always the same:

Buyers care about safety, functionality, cleanliness, and first impressions.
They do not care about perfection.

If you want a deeper look at how sellers overestimate repairs, this related blog helps:
Why Washington Sellers Underestimate Repairs (Until They Hit the Market)
 

2. The Truth: Washington Buyers Aren’t Expecting a Fully Renovated Home

Most WA buyers — even in competitive areas like Gig Harbor, Bonney Lake, or University Place — understand they’re purchasing a lived-in home.

They expect:

• Minor wear

• Cosmetic imperfections

• Aging finishes

• Outdated features

What they don’t want is:

• Safety issues

• Active leaks

• Major electrical or plumbing hazards

• Signs of water damage

• Anything that suggests risk

So when deciding what to fix, the real question is:

“Will this impact safety, functionality, or the buyer’s ability to get financing?”

If not, it probably doesn’t need to be fixed before listing.

3. Fix These. Skip the Rest: The Washington Seller’s 4-Part Rule

When I walk through a home, I categorize repairs into four buckets:

✔ Fix These (Non-Negotiables):

• Active plumbing leaks

• Major roof damage

• Electrical hazards

• Rotten decking or steps

• Broken windows (if they’re unsafe)

• Missing smoke/CO detectors

✖ Skip These (Most Washington Sellers Don’t Need to Fix):

• Old carpet that’s clean but dated

• Cosmetic cracks in drywall

• Worn cabinets

• Popcorn ceilings

• Minor dings in flooring

• Older—but functioning—windows

• Landscaping that isn’t magazine-worthy

⚠ Optional (Case by Case):

• Interior paint

• Light fixture updates

• Carpet replacement

• Exterior paint touch-ups

• Fence repairs

💡 Only Fix if Your Home Is Competing in a High-End Market:

(Gig Harbor waterfront, UP new construction pockets, high-price Sammamish-style listings)

• Countertops

• Tile work

• High-end lighting

• Upgraded faucets

• Custom finishes

Every seller’s situation is different — especially when selling and buying simultaneously. If you want guidance on that process, see:
How Not to Be Homeless: A Washington Guide to Buying & Selling at the Same Time
 

4. What Washington Buyers Don’t Care About

Let’s break down the repairs that rarely matter in our market.

1. Outdated but Clean Kitchens

No, you don’t need new cabinets.
No, you don’t need quartz countertops.
No, you don’t need to redo the backsplash.

WA buyers prefer a home that’s priced correctly — not one that’s over-fixed and overpriced.

2. Bathroom Upgrades

You don’t need:

• New vanities

• New tile

• New shower doors

• Updated lighting

If it’s clean and functional, it’s fine.

3. Flooring Imperfections

Scratches?
Wear patterns?
A few squeaks?

These are normal for Washington homes and almost never affect offers.

4. The Yard

If it’s clean, trimmed, and presentable, you’re good.
You don’t need bark everywhere, a pressure-washed driveway, and manicured shrubs.

5. Neutral Paint Everywhere

Unless your walls are neon green or deep red, paint is optional.

5. The Surprising Repairs You SHOULD Skip (Even If You Think You Should Do Them)

These are the ones that sellers fix all the time — and regret.

Skip: Replacing Windows

Washington buyers rarely expect new windows unless the home is luxury-level.

Skip: Replacing a Roof That’s “Aging”

If it’s functional and has life left, DON’T replace it.
The buyer may use a credit instead.

Related resource:
Common Inspection Problems in Pierce County (And How Buyers & Sellers Can Handle Them)

Skip: Full Carpet Replacement

If it’s clean, let the buyer choose their own flooring later.

Skip: Water Heater Replacement

Unless it’s leaking or failing, don’t touch it.

Skip: Full House Repaint

Spot painting is usually enough.

6. WA Buyers Often Prefer Credits — Not Repairs

This is one of the biggest misunderstandings sellers have.

Buyers LOVE credits.

Why?

• They get to control the repair

• They can choose upgrades they actually like

• They can roll costs into their loan

• They don’t have to redo your fixes

• It’s faster for everyone

This is why many Washington sellers choose to offer a repair credit instead of doing the repair themselves.

If you need a deeper explanation, read:
How to Negotiate Repairs in Washington

7. The 3 Biggest Money Wasters for Washington Sellers

These NEVER pay off in our current market:

1. Kitchen Remodels

You won’t get the money back — not even close.

2. New Flooring Throughout

Buyers want to choose their own.

3. Fancy Landscaping

Looks nice in photos but doesn’t affect offers.

8. What Actually Gets You More Money in WA (These DO Matter)

Instead of big repairs, focus on simple improvements that change how buyers feel when they walk in.

✔ Deep cleaning

✔ Decluttering

✔ Fresh, neutral bedding

✔ Trimmed landscaping

✔ Clean windows

✔ Brighter bulbs

✔ Smells neutral and clean

✔ Simple staging touches

You don’t need a full overhaul — just a home that feels warm, cared for, and easy to imagine living in.

If you need a gentle listing prep guide (especially for longtime homeowners), this blog is helpful:
Preparing a Long-Time Washington Home for Sale: A Gentle Step-by-Step Plan
 

9. WA Inspection Rules Matter — But Not the Way You Think

Many sellers assume buyers will nitpick everything.

Not true.

The only things inspection reports care about:

• Health & safety

• Structural

• Systems (HVAC, electrical, plumbing)

• Roof

• Moisture issues

• Septic (if applicable)

Cosmetics do not affect an inspection outcome.

For more inspection insight, see:
Why Homes Fail Pre-Inspection in Washington
 

10. The One Thing You SHOULD Do Before Listing in WA

Have a pre-list walkthrough with your agent.

Not a contractor.
Not a neighbor.
Not a family member.

Your agent (me!) understands:

• WA buyer expectations

• Current local competition

• What matters to appraisers

• What improves your offer strength

• What’s a waste of money

A 20–30 minute walkthrough saves most sellers thousands of dollars.

11. Why Over-Fixing Can Hurt Your Sale Price

This surprises a lot of sellers:

Over-improving your home can price you OUT of your buyer pool.

Example:
If every home in your neighborhood has 1990s kitchens and you install a 2025 kitchen… you might not get that money back because:

• Appraisers use comparable homes

• Buyers won’t pay a premium if nearby homes are priced lower

• You’re upgrading beyond the neighborhood, not improving value

Smart, intentional prep wins — not perfection.

12. Your Bottom Line as a Washington Seller

If it’s:

• Functional

• Safe

• Clean

• Presentable

…it’s probably good enough to list.

Let buyers personalize.
Let the market do the work.
And let your equity lead the way.

 If you're getting ready to sell your Washington home and want to avoid overspending, I’d love to walk through your home with you and create a clear, simple plan that protects your budget and your sale price. Just reach out when you’re ready — we’ll take this step by step.

 Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence