Should I Make Repairs Before I Sell, or Sell My House As-Is in the Greater Tulsa Area?

For most sellers, making the right repairs before you sell is the better choice. Selling as-is usually brings a lower sale price, because buyers tend to wonder if something is wrong with the home. I recommend selling as-is only when a seller truly isn't able to do the repairs, and that's rare. Sometimes there are options to work with companies that can do some of the smaller repairs and be paid at closing. I evaluate all of the options with you before ever listing a home as-is.

Not every repair is worth making before you sell, though. The goal isn't to fix everything. It's to take care of what matters for your home and your price.

I'm Christina Shortsleeve, a REALTOR® with REMAX Results, and I help sellers across the Greater Tulsa Area, in Tulsa, Broken Arrow, Jenks, Owasso, Collinsville, Coweta, Glenpool, and Catoosa, decide what's worth doing before they list.

Selling as-is means you're offering the home in its current condition and aren't planning to make repairs for the buyer. It doesn't mean the buyer can't look closely at the home.

The buyer always has the option to inspect the home, unless they negotiated that out during contract negotiations. On an as-is purchase, the inspection period is mainly when the buyer decides whether they're moving forward.* However, if the inspection reveals a significant issue, a buyer may still request a repair, even on an as-is sale.

*Options may vary based upon contract terms.

Selling as-is usually brings a lower sale price. When buyers see "as-is," many assume there may be something wrong with the home, even when there isn't. They often factor that uncertainty into what they're willing to offer.

That's why I rarely recommend it. In most cases, sellers receive more when the home is prepared thoughtfully and the right items are taken care of before listing.

I recommend selling as-is only when a seller absolutely isn't able to do the repairs. Before that, I look at every option with you, including companies that can handle some of the smaller repairs and be paid at closing. Every situation is different, and if that's where you are, I'll walk through it with you and help you understand what to expect before you decide.

If you're unsure whether it fits your situation, that's a conversation worth having before you list, not after.

Usually it's the smaller items that could raise a red flag for a buyer, like a running toilet, a loose railing, or a dripping faucet. Small items like these can make a buyer wonder what else hasn't been taken care of. Large renovations usually aren't worth doing just to sell.

Every home is different, so I walk through each home and recommend what's worth doing for that specific house. I don't recommend pre-listing inspections, but I do a pre-listing walkthrough with my sellers to decide what's worth taking care of. My article on how to prepare your home to sell goes into more detail.

After the buyer's inspection, they may ask you to make repairs. Sometimes the better answer is a credit instead of doing the work yourself. I occasionally recommend that, and it's based on each situation: the item, the timing, and what makes the most sense for you and the sale.

Any repairs you and the buyer agree on are completed before closing, with receipts provided for work done by a contractor. My article on what a home inspection covers in Oklahoma explains that part of the process from the buyer's side.

• Choosing as-is to avoid a few small repairs. The savings can be smaller than the difference in sale price.
• Taking on a large renovation just to sell. Not all big projects will give you a great return on investment.
• Ignoring small items. A running toilet, a loose railing, or dirty, dusty vent covers and filters can make buyers wonder what else hasn't been taken care of.
• Deciding without a second opinion. A pre-listing walkthrough shows which repairs matter for your home and which don't.

Is it better to sell my house as-is or make repairs?

For most sellers, making the right repairs is better, because selling as-is usually brings a lower sale price. I recommend as-is only when a seller truly isn't able to do the repairs.

Can a buyer still inspect a house sold as-is?

Yes. The buyer always has the option to inspect, unless they negotiated that out during contract negotiations.

Why do as-is homes sell for less?

Many buyers assume there may be something wrong with an as-is home, and they often factor that into their offer.

Can I offer a credit instead of making repairs?

Sometimes. A credit can make more sense than a repair in some situations. It depends on the item and the sale.

Do I need to fix everything before I sell?

No. Small repairs that could raise a red flag are usually worth doing. Large renovations usually aren't.

If you're thinking about selling, start with a complimentary home value, and when you're ready, send me a message. I'll walk through your home with you and recommend which repairs are worth making, and which ones aren't, before anything goes on the market.

Christina Shortsleeve is a REALTOR® with REMAX Results in the Greater Tulsa Area, helping first-time buyers and downsizers buy and sell with a clear plan. She has sold 127 homes since 2020.