Best 10 Things To Fix Before Selling As Is In Arlington County
Are we prepared to sell our Arlington County home as-is and still get a fair, timely outcome?
We write as people who have helped homeowners make urgent, practical choices about selling property. Selling as-is can mean different things to different buyers: for some, it signals opportunity; for others, it signals unknown risk. Our goal is to give straightforward, prioritized guidance on the ten fixes that most often change outcomes for sellers in Arlington County—reducing sale time, avoiding last-minute renegotiations, and protecting us from liability.
Why these ten things matter
Selling as-is does not absolve us from responsibility for safety or disclosure, and many buyers—especially cash investors and lenders—will place a premium on predictable risk. Fixing high-impact, safety-related, or legally consequential items is usually far more cost-effective than accepting a much lower offer or facing delayed closings. We will walk through the ten items, explain the trade-offs, provide typical cost ranges and timelines, and call out Arlington County considerations so we can make clear, confident decisions.
How to use this guide
We suggest reading the whole list, then prioritizing three to five items that apply to our property. Use the table below for a quick triage, then read the deeper notes for each item to decide whether we should repair, disclose and price accordingly, or sell without repair.
Quick triage table: item, urgency, typical cost range, ROI/impact
| # | Item | Urgency | Typical cost range (approx.) | Likely impact on offer/closing |
|---|---|---|---|---|
| 1 | Safety hazards & code violations (electrical hazards, gas leaks, missing handrails) | Critical | $200 – $6,000+ | High — can halt sale or cause liability |
| 2 | Roof & gutters (leaks, major damage) | High | $500 – $10,000+ | High — affects lender approval, buyer confidence |
| 3 | Foundation & structural issues | Critical | $2,000 – $50,000+ | Very high — major deterrent; may require specialist |
| 4 | HVAC & water heater reliability | High | $500 – $8,000 | High — systems inspection failures reduce offers |
| 5 | Plumbing & sewer problems (backs-ups, leaks) | High | $200 – $15,000+ | High — can cause inspection or appraisal issues |
| 6 | Electrical system & panel issues | Critical | $500 – $10,000+ | High — safety/code issues often required to be fixed |
| 7 | Mold, moisture, pests (termites) | Critical | $300 – $20,000+ | High — health risk and lender concern |
| 8 | Windows, doors, locks (security & energy) | Medium | $200 – $12,000+ | Medium — improves appeal and energy score |
| 9 | Curb appeal & basic cosmetics (paint, flooring, gutters) | Medium | $100 – $10,000 | Medium — improves buyer perception and showability |
| 10 | Documentation, permits & required disclosures (lead paint, permits, rental licensure) | Critical | $0 – $3,000 (fees/legal) | Very high — missing docs can block transactions |
These ranges are broad because scope varies widely. Arlington County’s rules and the condition of the property often dictate exact costs and timeframes. We will expand on each item so we can decide what to repair and what to disclose.
1. Safety hazards & code violations
We put safety first because buyers, lenders, and underwriters will. An open electrical junction, a gas smell, missing or loose handrails on stairs, or a broken guardrail is not only a sale-killer; it’s a potential liability. Even when selling as-is, many buyers will require these hazards be addressed before closing for basic safety reasons or to satisfy insurance and lender requirements.
What to check:
- Exposed wiring, obsolete knob-and-tube wiring, overloaded panels.
- Gas leaks or ill-fitting gas connectors; gas appliances that haven’t been serviced.
- Missing handrails, broken steps, loose guardrails, or trip hazards.
- Non-working smoke or CO detectors (required by Virginia law in many cases).
Typical fixes and costs:
- Replace faulty wiring or add an outlet: $200–$2,500.
- Install handrails or repair stairs: $150–$1,500.
- Gas appliance inspection/repair: $100–$1,200.
- Replace smoke/CO detectors: $40–$150 per unit.
Arlington notes:
- Building code enforcement may require correction for some violations found during inspections or code-compliance check requests. We should contact Arlington County Code Enforcement or a licensed contractor if we suspect serious code issues.
Recommendation:
- Repair all immediate safety hazards before marketing. The cost is often small relative to the reduction in buyer pool and negotiating leverage lost if these are uncovered later.
2. Roof and gutters
A leaky roof shows up on inspections and in buyer perceptions. Even if we intend to sell as-is, a clearly damaged roof will push many buyers to ask for large credits or walk away.
What to check:
- Active leaks, missing shingles, sagging rooflines, rot at eaves.
- Gutters that overflow or cause water to pool near the foundation.
- Roof age—most roofs older than 20 years in Arlington may show diminished value.
Typical fixes and costs:
- Patching or partial roof repair: $300–$2,500.
- Full roof replacement: $5,000–$20,000+ (varies by size and materials).
- Gutter cleaning/repair: $100–$1,000.
Arlington notes:
- If our property is in a historic district or has an Arlington historic overlay, certain roof materials or visible features might have restrictions. Check the County’s Historic Preservation Program before making changes that affect the exterior appearance.
Recommendation:
- Repair active leaks and fix drainage issues. If a full replacement is needed, weigh the cost against likely offer reductions; many cash buyers will discount a roof replacement heavily, so a targeted repair that eliminates active leaking often achieves the best trade-off.
3. Foundation and structural issues
Foundation and structural problems are among the most expensive and emotionally draining to fix. They also cause lenders to shy away, and large issues can kill a sale outright.
What to check:
- Cracks in foundation walls (vertical vs. horizontal), sloping floors, doors that no longer close.
- Moisture or efflorescence in the basement, uneven settlement.
- Visible rot or sagging in beams/joints.
Typical fixes and costs:
- Minor crack repair and sealing: $300–$1,500.
- Structural stabilization (piers, underpinning): $5,000–$50,000+.
- Comprehensive remediation and cosmetic repair: varies greatly.
Arlington notes:
- Some structural work requires building permits and inspections. Failing to have proper permits for prior structural modifications can hinder resale. We should pull permit history from the County records before selling.
Recommendation:
- Get a structural engineer’s assessment for any suspected structural issue. If the fix is affordable and reduces buyer uncertainty, repair it. For major structural problems, selling to a specialized cash buyer or properly disclosing the issue may be preferable.
4. HVAC and water heater reliability
Buyers expect heating, cooling, and hot water to work reliably. In cold months, a failing furnace will scuttle interest quickly. For financed buyers, lenders and appraisers consider major systems’ age.
What to check:
- Last service dates and maintenance records.
- Age of furnace, AC, and water heater; rusted tanks or visible corrosion.
- Inconsistent temperatures, frequent cycling, or unexplained noises.
Typical fixes and costs:
- Routine service and minor repairs: $100–$500.
- Furnace or AC replacement: $2,500–$8,000+.
- Water heater replacement: $500–$1,500.
Arlington notes:
- Energy efficiency matters in the DMV market. Replacing an old HVAC system can increase buyer confidence and, in some cases, increase the pool of buyers who can secure financing.
Recommendation:
- Service and repair to ensure reliable operation at minimum. Replace systems only if they are near failure or the cost-to-reward ratio favors doing so (e.g., old unit with multiple recent service calls).
5. Plumbing and sewer problems
Plumbing issues are practical and visible: slow drains, recurring clogs, water stains, or sewer smells are immediate red flags. Lenders may require camera inspection for sewer lines in some cases.
What to check:
- Persistent leaks, water stains, low water pressure, drainage backups.
- Sump pump condition in basements and presence of sewage backup history.
- Age and material of sewer line—clay or cast iron can be problematic.
Typical fixes and costs:
- Repair minor leaks and fixtures: $100–$1,000.
- Sewer line repair/replacement: $2,000–$15,000+.
- Sump pump replacement or remediation: $200–$1,200.
Arlington notes:
- Arlington County has mapped stormwater and sanitary systems; when addressing drainage or sewer issues that connect to public systems, we should confirm any required permits or inspection steps.
Recommendation:
- Fix active leaks and address any recurring backups. A buyer will discount the property for known sewer line risk; in many cases, a relatively modest repair or targeted replacement can preserve value and speed the sale.
6. Electrical system and panel issues
Electrical problems are both a safety and a financing issue. Old or improvised panels (e.g., Federal Pacific, Zinsco), aluminum branch wiring, or substandard DIY wiring will prompt requests for correction.
What to check:
- Obsolete panels, double-tapped breakers, frequent breaker trips.
- Ungrounded outlets, missing GFCIs in wet areas, and exposed wiring.
- Any DIY wiring that does not meet code.
Typical fixes and costs:
- Outlet and GFCI installation: $100–$500.
- Panel upgrade/replacement: $1,200–$6,000+.
- Rewiring work depends on scope: $2,500–$20,000+.
Arlington notes:
- Electrical work in Arlington typically requires a licensed electrician and permits for significant upgrades. Unpermitted electrical work disclosed during sale can require retroactive permitting or repair.
Recommendation:
- Correct safety-related electrical issues and secure permits where required. Upgrading a panel is often worth the investment if the panel is preventing buyers from getting financing.
7. Mold, moisture, and pests (including termites)
Mold and pests are health and structural risks. Arlington’s humid summers and older housing stock make moisture problems and insect damage common. Buyers and lenders will scrutinize evidence of mold, persistent moisture, or active infestations.
What to check:
- Visible mold stains, musty odors, and recurring mildew in basements or bathrooms.
- Signs of termite or carpenter ant damage (mud tubes, hollow-sounding wood).
- Prior remediation certificates and pest-control history.
Typical fixes and costs:
- Mold remediation (localized): $300–$3,000.
- Extensive mold remediation and structural repair: $5,000–$25,000+.
- Termite treatment and repairs: $500–$10,000+ (varies with structural damage).
Arlington notes:
- If we have had licensed pest or mold remediation, keep records. Some buyers request clearance certificates from licensed professionals.
Recommendation:
- Address active infestations and eliminate moisture sources before listing. Disclose past problems honestly and provide remediation records whenever possible.
8. Windows, doors, and basic security
Window and door condition affects energy performance, curb appeal, and perceived security. Broken locks or single-pane windows in very old homes reduce appeal and may factor into mortgage underwriting for certain buyers.
What to check:
- Broken locks, sticking doors, damaged or drafty windows.
- Rot at window sills or spongy framing that indicates long-term moisture.
- Exterior doors that do not close securely.
Typical fixes and costs:
- Replace locks and hardware: $50–$300.
- Repair windows or install storm windows: $200–$1,000 per window.
- Replace doors: $500–$2,500.
Arlington notes:
- If our property is in a historic district, window replacement options may be limited. Look to repair or install historically appropriate storm windows that preserve appearance.
Recommendation:
- Prioritize security fixes (locks, deadbolts) and repair windows that leak or stick. Cosmetic upgrades here can improve perceived value without massive expense.
9. Curb appeal and basic cosmetics
While selling as-is implies limited cosmetic work, some inexpensive fixes dramatically change buyer perception and showability. Clean, neutral paint, cleared clutter, tidy landscaping, and clean floors often shorten the marketing period and reduce lowball offers.
What to check:
- Exterior clutter, peeling trim paint, overgrown shrubs blocking entry.
- Interior odors, dated wall colors, patchy flooring.
- Cleanliness of kitchens, bathrooms, and visible mechanicals.
Typical fixes and costs:
- Fresh neutral paint (interior): $300–$4,000 (depending on size).
- Minor landscaping and power washing: $100–$1,200.
- Basic floor repairs or refinishing (selective): $200–$4,000.
Arlington notes:
- Simple curb improvements near transit corridors or high-demand neighborhoods can particularly increase foot traffic and offers. Arlington buyers often appreciate well-maintained exteriors in walkable areas.
Recommendation:
- Make low-cost, high-visibility cosmetic improvements before listing—clean everything, declutter, and consider a neutral paint refresh. These steps often yield outsized returns on buyer interest.
10. Documentation, permits, and required disclosures
A seller’s paperwork matters more than many expect. Missing permits for significant work, lack of lead-based paint disclosures for older homes, or unclear title issues can delay or derail closings.
What to check:
- Permit records for major work (additions, electrical, HVAC, structural) and whether anything was done without permits.
- Date of construction (pre-1978 triggers lead-based paint disclosure requirements).
- Lease agreements and landlord licensure if the property is tenant-occupied.
Typical costs and tasks:
- Pulling records and permit copies: mostly time; small fees may apply.
- Retrospective permitting or corrective work for unpermitted improvements: costs vary widely.
- Attorney or title review for complex title issues: $500–$2,000+.
Arlington notes:
- Arlington County provides online permit and records lookup tools. We should review these prior to listing and be ready to produce permits or disclose unpermitted work. For rental properties, Arlington may require registration or specific license compliance—confirm via County resources.
Recommendation:
- Gather and organize all documentation before listing. Disclose known unpermitted work and obtain quotes for corrective action if necessary. Full transparency reduces surprises and helps buyers move forward confidently.
Arlington County-specific considerations and resources
We must respect local rules and use county resources when in doubt. Arlington County has specific permit requirements, historic preservation guidelines, and rental-related regulations that intersect with the selling process.
Permits and inspections
Arlington requires building permits for structural, electrical, plumbing, roofing, and significant mechanical work. We should:
- Check the County permit portal for our property’s history.
- Obtain any missing permits or consult with a licensed contractor if work was done without proper permits.
- Understand that lenders or title companies may require proof of permitted work or remediation.
Historic districts and design overlays
If our home lies within a historic district or design overlay, exterior changes (including roofing materials, windows, and visible doors) may be regulated. We should:
- Contact the Arlington Historic Preservation Office before altering character-defining features.
- Consider preservation-friendly repairs rather than modern replacements that require approval.
Lead-based paint and older homes
Federal disclosure rules apply to properties built before 1978: sellers must disclose known lead-based paint hazards and provide an EPA pamphlet. We should:
- Complete the federal lead-based paint disclosure form when applicable.
- Obtain any available lead testing or remediation records to share with buyers.
Rental properties and tenant notice
If our property is tenant-occupied, we must abide by local and state rules about notice periods for showings and any tenant protections. Arlington may require rental property registration or licensing—confirm compliance before listing.
County resources
- Arlington County Building Division for permits and inspections.
- Historic Preservation Office for historic district guidance.
- County code enforcement and landlord/tenant resources for rental matters.
Decision framework: repair, disclose, or sell as-is
Not every problem needs to be fixed. We should evaluate issues according to three tests: safety/legal, cost-to-value, and friction-to-closing.
- Safety/Legal: If it creates imminent safety risk or violates code (gas leaks, exposed wiring, missing smoke/CO detectors), fix it.
- Cost-to-Value: If the repair is modest and will restore most of the value (patching roof leaks, fixing a sewer lateral), do it.
- Friction-to-Closing: If an issue will cause buyers or lenders to demand repairs or big price reductions (old electrical panel, active mold), either fix it or expect discounting and longer sales timelines.
We suggest a simple ranking:
- Repair now: safety hazards, code violations, active leaks, infestations, and anything likely to stop a lender’s approval.
- Consider repairing: major systems near failure (HVAC, roof) if the repair can meaningfully increase offers.
- Disclose and price accordingly: cosmetic issues, some permit gaps, or major structural problems where the cost to repair exceeds likely net gain.
Negotiating strategy when selling as-is in Arlington County
Our negotiating posture depends on the buyer type.
- Cash investors: Often buy as-is and accept risk, but they will factor all repair costs into their offer. If we fix high-impact items first, we can often get closer to market value.
- Traditional buyers with financing: They expect systems to work and may demand repairs or credits based on inspection and appraisal. Addressing lender-sensitive items (roof, HVAC, electrical, sewer) increases the pool of qualified buyers.
- Owner-occupants paying cash: They may accept more risk than financed buyers but still dislike surprises. Transparency and basic cleanliness help.
We recommend obtaining one or two contractor estimates for major items before listing. That lets us justify price points or present remediation options to buyers, preserving negotiating power.
Practical checklist and timeline before listing
We work efficiently when we have a plan. This is a practical checklist with suggested timelines for a typical quick sale.
- 0–7 days: Walk the property with a short contractor or home inspector to identify critical hazards; gather permits and service records.
- 7–21 days: Complete safety fixes (electrical, gas, smoke/CO detectors), patch active roof leaks, remediate active mold/pests.
- 14–30 days: Address plumbing backups, service HVAC, replace water heater if leaking, repair locks/doors.
- 7–21 days parallel: Declutter, deep clean, perform basic cosmetic touch-ups, fix exterior visibility (trim bushes, mow).
- Before listing: Assemble documentation (permits, warranties, remediation receipts), prepare lead-based paint disclosure if applicable, and confirm tenant notification timelines if renting.
This timeline is flexible. For sellers in immediate need of cash or under time pressure, prioritize safety, permits, and fixes that directly block financing or cause buyer walkaway.
Cost-savings tips and how to get the most from repairs
- Prioritize licensed trades for electrical, plumbing, and structural work—improper repairs create future liability and may scare off buyers.
- Get multiple quotes for larger jobs. We often see variance between contractors; comparing estimates gives us negotiating leverage.
- Bundle minor jobs with a reputable contractor (e.g., combine gutter repairs, roof flashing patches, and siding caulk) to save mobilization costs.
- Use targeted cosmetic improvements rather than full renovations. Neutral paint, cleaned floors, and staged entryways deliver big perception returns for modest spend.
- Keep receipts and warranties to give to buyers—documentation increases buyer confidence and sometimes allows us to command better offers.
Selling options if we choose not to fix everything
If we decide to sell as-is without making most repairs, we still have choices:
- Cash investor sale: A fast option that minimizes showings and timelines. Offers will reflect repair risk; presenting a prioritized list of major issues and estimates helps negotiations.
- Traditional listing with price reduction: We list at a lower price and adjust based on inspection results. This may increase marketing time but can yield higher gross proceeds in the right market.
- Conditional offers (repairs credit): We can offer credits at closing for specific repairs—useful if we prefer not to manage contractors but want to avoid scaring financed buyers.
- Auction or short-sale options: For severe time pressure or distressed properties, these methods are faster but usually result in lower net proceeds.
We always recommend weighing the net proceeds and timeline against emotional cost and stress. FastCashVA.com helps homeowners understand and compare these options objectively.
Preparing disclosures and presenting issues honestly
Selling transparently reduces friction. A concise disclosure packet that includes:
- Known defects and a short description of steps taken or estimates obtained.
- Permit history and copies of permits.
- Service records for HVAC, roof work, plumbing, and pest treatment.
- Lead-based paint disclosure for pre-1978 homes.
This packet signals competence and reduces buyer suspicion. In Arlington, where buyers often perform due diligence, providing documentation up front can speed offers and reduce renegotiations.
Final thoughts and next steps
We are realistic about selling as-is in Arlington County: some problems are non-negotiable and must be fixed; others we can disclose and accept. Our strongest position is transparency plus prioritization—fix safety and lender-blocking issues, present organized documentation, and invest in a few cost-effective cosmetic improvements to broaden the buyer pool.
If our timeline is compressed or we’re unsure what to prioritize, we should get a short home inspection or a contractor review that focuses on the items listed above. Armed with three estimates and a clear disclosure packet, we can decide whether to repair, accept a lower as-is offer, or pursue a fast-cash solution that minimizes stress.
At FastCashVA.com, our mission is to help homeowners sell quickly, simply, and without stress. We believe that honest information and practical choices are the best tools when life is already complicated. If we want targeted advice about our Arlington property—what to fix first, who to call for reliable estimates, or how to compare cash offers—we can use this guide as a checklist and reach out for a tailored conversation that respects our timeline and priorities.
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