Should I Make Repairs Before Selling During Divorce?
Selling a home during a divorce presents a unique set of emotional, financial, and logistical challenges. One of the most frequently asked questions by divorcing homeowners is, "Should we make repairs before putting the house on the market?" The answer isn’t a simple yes or no—it depends on a variety of factors including your timeline, your budget, and the condition of the home. In this comprehensive guide, we’ll break down the key considerations, strategies, and real-world examples that can help you make the smartest decision for your situation.
Why Repairs Matter When Selling a Home
First impressions are everything in real estate. Whether it's curb appeal, the scent of fresh paint, or the absence of squeaky doors, buyers immediately begin forming opinions. A home that appears well-maintained not only commands higher offers, but also sells faster.
This is especially important during a divorce, when timing, emotions, and financial considerations are magnified.
Key Buyer Psychology
Buyers equate visible wear-and-tear with bigger hidden problems.
Small defects suggest the home has not been well cared for.
Deferred maintenance can turn your property into a "project home," limiting buyer interest.
The bottom line? A clean, well-kept home tends to yield better results—especially in Arizona’s competitive markets like Phoenix, Scottsdale, and the surrounding metro area.
Types of Repairs to Consider
1. Cosmetic Repairs (Low Cost, High Impact)
Repainting scuffed or outdated walls in neutral tones
Replacing damaged light switch covers or outlet plates
Touching up baseboards and trim
Replacing outdated hardware on cabinets
Deep cleaning carpets or replacing worn rugs
These minor updates create an impression of a move-in-ready home. Even something as simple as replacing a cloudy bathroom mirror or modernizing cabinet handles can make a space feel fresh and well-kept.
2. Functional Repairs (Non-Negotiables)
Fixing plumbing leaks or drainage issues
Replacing broken light fixtures or ceiling fans
Servicing HVAC units
Repairing roof damage
Replacing missing or broken window screens
These are items that could show up on a home inspection and might impact a buyer’s ability to obtain financing.
3. Big-Ticket Renovations (Tread Carefully)
Full kitchen or bathroom remodels
Replacing all flooring
Upgrading to high-end appliances
These may not yield the return on investment you’re hoping for—especially when time and emotional bandwidth are limited during a divorce. The exception is if your home is in a luxury neighborhood where these upgrades are expected.
What Arizona Buyers Are Looking For
In markets like Phoenix, Scottsdale, Gilbert, and Chandler, buyers have clear expectations. Even in a low-inventory market, homes that are move-in ready or well maintained tend to:
Sell faster
Receive stronger offers
Pass inspections with fewer issues
Homes with obvious deferred maintenance, on the other hand, often linger on the market and may receive lowball offers or require seller concessions.
Local Tip:
In hot Arizona climates, buyers pay close attention to HVAC systems, roofing, and exterior paint—items that protect the home from intense sun exposure.
What If You and Your Spouse Don’t Agree?
This is a common issue. One spouse may want to invest in repairs, while the other prefers to list as-is and move on. Here are a few tips for handling this situation:
Prioritize ROI. Focus on repairs that have the biggest impact on the sale price.
Get third-party advice. A Certified Divorce Real Estate Expert (CDRE) can provide a neutral, professional opinion.
Consider a cost-share. If repairs are agreed upon, expenses can be split evenly or deducted from sale proceeds.
List “as-is” with pricing strategy. If you can’t agree, listing the home in its current condition may be the best path forward—with a pricing strategy that reflects the need for updates.
Alternatives to Repairing Before the Sale
If repairs feel too overwhelming or costly, here are other options:
Offer a credit to the buyer at closing
Adjust the price upfront to reflect “as-is” condition
Let the buyer request repairs during the inspection period
Each of these options allows you to move forward without fronting repair costs, but they may result in a lower net outcome.
Repair Costs vs. Sale Price: A Real-Life Example
A divorcing couple in North Scottsdale decided to spend $2,500 on paint, landscaping cleanup, and some light fixture replacements. Their home sold in 6 days for $12,000 over asking. Had they not made those changes, the feedback from buyers might have been very different.
By contrast, another couple chose to sell as-is. Their home lingered on the market for 45 days, and they accepted an offer that was $18,000 under list after inspection-related credits.
The difference? Perception and buyer confidence.
What Happens If Repairs Delay the Listing?
Timing matters in divorce. If repairs are going to significantly delay your ability to list the home, it’s important to weigh the cost of delay against the benefit of the fix.
For example, if making repairs pushes your listing into a slower season, or risks non-compliance with court timelines, you may need to adjust your plan.
Working With a Divorce-Savvy Real Estate Expert
This is where I come in. I help divorcing homeowners across Arizona assess their property and decide on the most strategic path forward. That includes:
Touring the home and identifying cost-effective updates
Connecting you with reliable local contractors
Helping you prioritize repairs with the highest return
Providing guidance on pricing, timing, and market positioning
Selling a home during divorce doesn’t have to be overwhelming. It just requires the right plan—and the right team.
Final Thoughts: Should You Make Repairs Before Selling During Divorce?
It depends. But with the right advice and a balanced approach, you can:
Maximize your sale price
Minimize stress and surprises during escrow
Move forward faster and more confidently
I’ve helped countless divorcing homeowners navigate this exact decision—and I’m here to help you too.
👉 Call, text, or email me today to schedule a walk-through of your home. I’ll help you figure out exactly what’s worth fixing—and what’s not—so you can move forward with clarity, confidence, and peace of mind.