What to Fix Before Selling Your Towson House, and What to Leave Alone
Most sellers spend money in the wrong order. They redo a kitchen the buyer was going to change anyway and skip the gutter an inspector will write up on day one. I’ve managed rental houses since 2014, so I’ve paid for a lot of repairs and seen which ones changed what a house rented or sold for. Here’s how I’d sort the list.
Updated November 2026
Fix these first
- Water. Roof leaks, gutters and downspouts that dump against the foundation, a damp basement corner. Water is the first thing a buyer’s inspector chases, and it worries buyers far more than it usually costs to fix.
- Safety items. Missing handrails, dead smoke or carbon monoxide detectors, outlets near water that should be GFCI and aren’t. They’re cheap and they keep a report short.
- Anything that doesn’t work. A stuck window, a dripping faucet, a dead switch. A pile of small items reads as a house that wasn’t cared for.
- Heating and cooling. Have the system serviced and keep the receipt. A service tag dated this year answers the first question about an older furnace.
Usually leave these alone
- Kitchen and bath remodels. You rarely get the money back, and the buyer may have other plans.
- New flooring, unless what’s there is damaged. Refinishing worn original hardwood is the exception I’d consider.
- Major systems that still work. An older furnace that runs is a price conversation, not a replacement.
- Repainting every room. Neutral paint in the main rooms helps photos. The rest can wait for the buyer.
Fix it, price it in, or offer a credit?
For bigger items like a roof, sewer line or electrical panel, get a contractor’s quote before you list. Then you can choose: fix it, price the house with it in mind, or offer a credit if the buyer’s inspection raises it. A quote turns a scary unknown into a number. Some loan types require certain repairs to be finished before settlement, so ask me before you promise a credit instead.
Permits still apply in Baltimore County
Work beyond cosmetic touch-ups may need a permit. Baltimore County’s Department of Permits, Approvals and Inspections issues building, electrical and plumbing permits, and electrical and plumbing permits have to be pulled by a licensed electrician or plumber. Buyers’ agents look up permit history, so a missing or open permit tends to come up before settlement. Better you find it first.
What I bring to this
I walk the house with you before we list and sort your repair list into fix, price in, or leave. Since 2023, my listings have sold for a median 103.6% of the original asking price, in a median of 6 days on the market. Once you know what you’ll spend, see what it costs to sell in Baltimore County, and browse Towson, MD homes for sale to see what you’re up against.
Questions people ask
Should I get a pre-listing inspection?
Sometimes. On an older house where you suspect something big, it lets you find out on your schedule instead of the buyer’s. Keep in mind that a hidden problem you learn about becomes one you have to disclose. On a well-kept house, a walkthrough and a couple of contractor quotes usually cover it.
Do I have to fix everything on the buyer's inspection report?
No. The buyer asks, and you negotiate. Most requests end in some mix of repairs, a credit or a price change.
What helps most for the least money?
Clearing clutter and fixing what’s broken. Neither needs a contractor.
Do I need a permit for repairs before I sell?
Cosmetic work usually doesn’t need one. Electrical and plumbing work does, and it has to be pulled by a licensed electrician or plumber in Baltimore County.
About Mike Fielder
Mike Fielder is a Baltimore Realtor and Sales Director of The Key Home Team at Cummings & Co. Realtors. Licensed since June 2016, he focuses on North Baltimore (Lake Evesham, Lake Walker, Cedarcroft, Hampden and Remington) and the Towson area. He works with buyers and sellers throughout Maryland and in parts of Pennsylvania, where he’s also licensed. He also serves as Vice President of the Lake Evesham Community Association.
Over his career, Mike has sold 190 homes worth more than $56 million. He’s backed by The Key Home Team, which has sold more than $375 million in real estate and closes about $30 million a year.
Mike founded Property Management of Baltimore in 2014, two years before getting his license, and still runs it. Managing rentals taught him what repairs really cost, which updates buyers pay for, and how to keep a deal moving when something breaks. Sellers get that judgment when deciding what to fix before listing. Buyers get it when they’re reading an inspection report.
A Towson University graduate, Mike keeps his approach simple: price from real recent sales, spend money only where it pays back, and compare offers by what the client actually keeps.
More from Mike: Towson on mikesellsbaltimore.com · Selling with Mike · Full bio
Want a walkthrough before you spend anything?
I’ll sort your list into fix, price in, or leave. Call or text me at 410-905-6678.
The Key Home Team of Cummings & Co. Realtors
Cell: 410-905-6678
Email: [email protected]
Office: 410-823-0033
222 W Cold Spring Ln, Suite C, Baltimore, MD 21210
Website: mikesellsbaltimore.com