Short answerFix the cheap safety items and anything an FHA, VA, or USDA appraiser will require: peeling paint on pre 1978 homes, handrails, missing GFCI protection, open electrical boxes, the water heater discharge pipe, and gutters dumping at the foundation. Price in cosmetic wear. Get quotes on big systems near the end of life, then decide between repair and credit.
Fix first: cheap and high impact
- GFCI outlets near water, cover plates, open junction boxes.
- Handrails on every stair with more than a few steps, and loose railings.
- Peeling paint, especially on houses built before 1978, using lead safe practices.
- Water heater relief valve discharge pipe.
- Smoke and carbon monoxide detectors.
- Gutters, downspout extensions, and soil sloping toward the house.
- Dripping faucets, running toilets, and small leaks.
Quote it, then decide: big systems
Roofs, furnaces, air conditioners, and panels near or past their typical life. Replacing a working system rarely returns its full cost. A quote in hand lets you answer a repair request with a real number. Repair, credit, or price reduction.
Price it in: cosmetic
Dated kitchens, worn floors, and old fixtures. Buyers discount for them either way.
What do these repairs cost?
| Item | Planning estimate | Source |
|---|---|---|
| GFCI or AFCI protection | $120 to $400 per location | W |
| Electrical panel replacement, 100 to 150 amp | $1,400 to $2,400 | W |
| Aluminum wiring connector repair, whole house | $2,000 to $8,000 | P |
| Water heater replacement, 40 gallon tank | $1,490 to $1,860 | W |
| Furnace replacement | $3,800 to $7,500 | W |
| Furnace and air conditioner together | $8,500 to $14,500 | W |
| Roof replacement, asphalt shingle | About $5,600 to $19,400 in Indiana, averaging about $7,400 | P |
| Grading and gutter correction | $500 to $5,000 grading; $1,200 to $4,500 seamless gutters | W |
| Basement interior drain tile and sump system | $3,000 to $7,000 | P |
| Radon mitigation system | $800 to $2,000 | P |
| Sewer line replacement, open trench | $80 to $180 per foot | P |
| Septic tank pumping | $250 to $500 | P |
| Well pump replacement | $1,200 to $3,000 | P |
W means Wardmark Property Operations pricing dated June to September 2026. P means published Indiana cost estimates gathered November 2026 (This Old House, AskDoss, Indiana radon cost guides, Summers Plumbing Heating and Cooling, NeedSeptic, AJ Long Electric). Local contractors may price differently.
Not sure where your house stands? What a home inspector may flag.
What John sees in the field
The best money a seller spends is usually under $1,000: a few GFCI outlets, a handrail, scraping and painting, and downspout extensions. Those items make a report shorter and an FHA appraisal cleaner.
Frequently asked questions
Should I replace an old roof before selling?
Only if it leaks or is clearly at the end of its life. Otherwise get a roofer's opinion and a quote, then decide whether to replace, credit, or price it in.
Do I need permits for repairs before selling?
Many electrical, plumbing, and structural repairs require permits and licensed trades. Ask your contractor and local building department.
Will updates raise my sale price?
Some do, many do not return their cost. Safety and function come first, cosmetic last.
Keep reading
Want to know what a buyer's inspector may find before they do?
Book a free pre listing condition walk. I walk the house with you, point out what inspectors and FHA, VA, and USDA appraisers tend to flag, and give you planning ranges so you can decide what to fix, credit, price in, or disclose.
Book a condition walkOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The condition walk is a REALTOR® and contractor evaluation, not a home inspection, and it does not replace one. If you have already signed a listing agreement with another agent, please take these questions to your agent.
Sources
- This Old House, Cost of a Roof Replacement in Indiana, May 2026
- AskDoss, Basement Waterproofing Cost in Indiana, 2026
- Radon Ready Guide, Indiana Radon Mitigation, 2026
- Summers Plumbing Heating and Cooling, Indiana sewer and well pump pricing, 2026
- NeedSeptic, Septic Tank Pumping Cost in Indiana, 2026
- AJ Long Electric, aluminum wiring remediation pricing, 2026
- Wardmark Property Operations pricing, June to September 2026
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.