Make Repairs to Your Maryland House Before Selling It?

If you’re weighing whether to make repairs to your Maryland house before selling or keep your cash and sell as‑is, you’re probably juggling three competing pressures: money, time, and certainty. You might be staring at inspection items, contractor quotes, or a half‑finished project—while the clock is ticking because of a relocation, inheritance, divorce, looming foreclosure, or just plain burnout. What you need is not a one‑size‑fits‑all opinion. You need a clear, numbers‑first framework that shows your realistic net from repairing and listing vs. selling your house as‑is—plus the hidden gotchas that can blow up a pretty spreadsheet.

This guide gives you exactly that. We’ll show you what matters (and what doesn’t), how to do ARV math without guesswork, how to price holding costs, and what risks lie in inspections, appraisals, and contractor delays. Then we’ll line it up against a simple, transparent as‑is cash sale path with Simple Homebuyers, so you can pick the route that best fits your goals.

Informational only—not legal, tax, or financial advice. For neutral, third‑party resources as you research: see the Remodeling Cost vs. Value Report for typical project ROI, the NAR Remodeling Impact Report for buyer sentiment and value, HUD’s seller/lead‑paint disclosures for pre‑1978 homes, and IRS Publication 523 (Selling Your Home) for capital‑gains exclusions and basis adjustments.

The two real questions (and how to answer them)

Will repairs measurably increase your net?
Your After‑Repair Value (ARV) must exceed current value + all costs (repairs, holding, selling fees) by enough margin to justify the hassle and risk. Otherwise, repairs are charity work for the next buyer.
Is the timeline (and stress) acceptable?
Even profitable rehabs can be the wrong choice if you need speed or certainty. If time is tight, an as‑is exit may be the smarter business decision.

We’ll quantify both below.

Step 1 — Define your starting point: current condition value vs. ARV

Current condition value (CCV). What would your home sell for today in its present state to a buyer who accounts for repairs? Use three recent, nearby comps with similar square footage, bed/bath count, age, and lot. Adjust for obvious differences (garage, finished basement, major systems).

After‑Repair Value (ARV). What would your home sell for retail if the most market‑sensitive defects were corrected and cosmetics brought to neighborhood norms? Again, comp against well‑presented, recently sold homes.

Sanity check with neutral sources:

Typical ROI for popular projects rarely hits 100%: many mid‑range jobs recoup 50%–85% of cost (see Cost vs. Value).
Buyer psychology matters: kitchens, baths, flooring, paint, and curb appeal influence perceived value disproportionately (see NAR Remodeling Impact Report).

Pro move: If you don’t want to guess, get a BPO (broker price opinion) or as‑is appraisal plus an ARV appraisal contingent on a defined scope. Simple Homebuyers can coordinate this in Maryland and share the results side‑by‑side with our cash offer so you can compare apples to apples.

Step 2 — Build a real repair scope (no wish lists)

Create a punch‑list that focuses only on value‑moving items and lender‑required repairs:

Safety & habitability: electrical hazards, leaks, roof failures, HVAC not working, unsafe stairs/rails, broken windows.
Lender flags (FHA/VA/USDA): peeling lead‑based paint on pre‑1978 homes, missing handrails, non‑functional utilities, wood‑rot, trip hazards, missing appliances (see HUD lead disclosure rules).
High‑impact cosmetics: neutral interior paint, new LVP or carpet where flooring is beyond saving, deep clean, curb appeal (mulch, shrubs, power‑wash), updated lighting/hardware.
Optional upgrades (only if comps demand it): countertop swap, vanity refresh, tile reglaze.

Get three written quotes from licensed/insured vendors. Anchor the scope with before photos. Add 10%–20% contingency for unknowns (dry‑rot behind tile, surprises in old plumbing). If permits are required, factor permit fees and inspection time.

Step 3 — Don’t forget the invisible costs (they erode your margin)

Even “small” projects carry line items that kill ROI if ignored:

Holding costs (per month): mortgage interest, taxes, insurance, utilities, lawn/snow, HOA.
Selling costs: agent commissions (often 5–6%), buyer closing cost credits, repairs from the buyer’s inspection, staging/photos, cleaning.
Time risk: lost months if contractors slip or a first contract falls through due to appraisal or financing.
Capital gains & basis: some repair costs increase basis; improvements vs. repairs have different tax treatment (see IRS Pub 523). Talk to your tax pro.

Example holding cost math (illustrative): If your PITI + utilities + HOA = $2,450/mo, a two‑month delay is $4,900 straight off your net. Add a 1.5% price reduction for each month on market in a cooling segment, and the “cheap” contractor delay gets very expensive.

Step 4 — Run the Net‑Net Comparison (repair‑and‑list vs. as‑is cash)

Use this simple framework. Plug in your real numbers.

Path A — Repair & List (retail MLS):

ARV (expected contract price)
− Repair costs (incl. 15% contingency)
− Holding costs (months × monthly total)
− Seller concessions (if typical in your price band)
− Commission & closing costs (estimate 7%–9% all‑in)
= Estimated Net Proceeds A

Path B — Sell As‑Is for Cash (to Simple Homebuyers):

Cash offer price (we’ll show how we arrived there)
− $0 repairs
− $0 staging/cleaning (leave unwanted items)
− $0 commissions & we pay standard seller closing costs
Flex closing date (often in days)
= Estimated Net Proceeds B

Now weigh Net A vs. Net B against time, stress, and certainty. If Net A is only marginally higher—or depends on a perfect run with no delays—many sellers choose Net B and sleep better.

Where repairs do make sense (and where they don’t)

Repairs likely worth it:

Paint + flooring refresh on a structurally sound home in a hot micro‑market.
Obvious HVAC fix (e.g., new capacitor) restoring a system to working order before showings.
Safety issues that would kill financing or cause major price chipping later.

Repairs likely not worth it:

Full kitchen/bath gut with custom finishes if your neighborhood comps don’t justify the spend.
Room additions or structural changes late in the sales timeline.
Major foundation, polybutylene repipe, or full roof replacement when you need speed or cash protection—buyers at your price band may still discount heavily.

Neutral source check: Most projects do not recoup 100% (see Cost vs. Value). Focus on must‑do items first.

The inspection & appraisal gauntlet (what can derail your sale)

Buyer’s inspection often generates a repair request list or a credit demand. Even if you pre‑repaired, expect negotiations.
Appraisal risk: If buyers stretch at the top of the comp range, the appraisal can come in low, forcing a price cut or killing the deal.
Loan overlays: FHA/VA/USDA can require additional repairs for peeling paint, loose rails, trip hazards, missing CO detectors, etc.
Re‑inspection delays: Lender requires proof of completion—more time, more holding costs.

If this sounds like a headache you can’t afford, a no‑inspection, as‑is cash route clears these hurdles.

Contractor realities (how to avoid the three classic mistakes)

Choosing purely on price. The cheapest bid can mean change‑orders and delays. Vet license, insurance, references, and scope detail.
Paying too much upfront. Tie payments to milestones; hold a retainage until punch‑list is complete.
Scope creep. Lock the scope; add work only if it clearly increases value or is required for financing.

Paperwork that protects you: W‑9, COI with you as certificate holder, lien releases, permit copies, photo logs.

Time and stress: the hidden costs sellers underestimate

Repairs require decision cycles (colors, fixtures, availability), supply chain patience, supervision, and access coordination. If you’re living in the home, daily life turns into a maze of drop cloths and dust. If the home is vacant, you’re paying for that privilege every month. Be honest about bandwidth, especially if you’re also managing a move, job change, or family obligations.

Case studies (illustrative)

Case 1 — Light refresh wins.
3‑bed in Maryland with dated paint/carpet and minor wood‑rot. $11,400 in paint, LVP, exterior trim, shrubs. DOM 8. Sold at top comp; net beat as‑is offer by $14,800 after costs. Worth it.

Case 2 — Surprise money pit.
Estate home with roof near end‑of‑life, galvanized plumbing, and original electric panel. Initial $22k estimate ballooned to $47k after demo. Two buyer contracts fell through over appraisal conditions; 4 months holding costs later, seller accepted a cash offer below original as‑is number. Not worth it.

Case 3 — Speed over perfection.
Job relocation with reporting date in 21 days. As‑is cash close in 10 days; seller netted within $7k of the optimistic repair‑and‑list scenario without lifting a hammer. Clear winner.

A practical decision tree (use this today)

Need to close in ≤30 days? Likely sell as‑is.
Cash on hand for repairs + 15% contingency? If no, sell as‑is or do only lender‑required fixes.
Neighborhood supports ARV? If comps are soft or inventory rising, limit repairs.
Comfort with project management? If low, as‑is may protect your sanity.
Is your home clean, functional, and just dated? Light refresh may pay.

If you want a second set of eyes, Simple Homebuyers will walk the house, share repair vs. as‑is net sheets, and let you decide—with zero pressure.

The as‑is alternative (when keeping your cash makes more sense)

Selling to Simple Homebuyers means:

As‑is purchase (you can leave unwanted items; no showings or open houses)
No commissions and we cover standard seller closing costs
Flexible closing date (often in days, or later if you need time)
Transparent offer math (we show how we priced repairs and risks)

Curious how it compares? See our process here: how we buy houses and learn your options for selling as‑is in Maryland: sell your house as‑is in Maryland.

Frequently asked questions

Do buyers pay more for “move‑in ready”?
Generally yes—updated paint/flooring/fixtures increase appeal and shorten DOM, which supports stronger pricing (see NAR Remodeling Impact).

Which repairs does a lender require?
Safety/habitability and common FHA/VA flags (peeling paint pre‑1978, missing rails, GFCIs near water, broken windows). Lead‑paint rules: HUD lead disclosure.

How do rising rates affect my decision?
Higher rates reduce buyer affordability and can increase days‑on‑market. Track a neutral index like Freddie Mac PMMS to understand buyer headwinds.

Can I repair selectively and still sell as‑is?
Absolutely. Many sellers do the few items that unlock financing (e.g., handrails, GFCIs, smoke/CO detectors) and then sell as‑is for speed.

Will I owe taxes on my gain?
Possibly, but many homeowners qualify for the §121 exclusion ($250k/$500k). See IRS Pub 523 and consult your tax pro.

Straight talk: when Simple Homebuyers is the right fit

You want certainty and a date on the calendar, not maybes.
You don’t want to spend cash upfront or live through a rehab.
You need to sell a property with code issues, tenant problems, estate items, or layout quirks that retail buyers will punish.
You want one move, not back‑to‑back closings.

We can also structure rent‑backs or short post‑closing occupancy if you need extra breathing room.

Conclusion: make the business call that protects your net (and your sanity)

Deciding whether to make repairs to your Maryland house before selling isn’t about pride of ownership—it’s about your net after costs and your timeline. If light, targeted repairs clearly improve your bottom line without derailing your life, do them. If the math is thin, the timeline is tight, or the stress is too high, take the as‑is route and move on confidently.

Want both numbers—repair‑and‑list vs. as‑is cash—laid out in one page? We’ll prepare a side‑by‑side, walk you through every line, and let you choose. No obligation, no pressure.

Call Simple Homebuyers at (240) 776-2887 or start here: how we buy houses.