Fix leaks, safety items and worn finishes before you list. Skip big remodels. Illinois sellers must also deliver a written disclosure report to buyers.
Fix the small things a buyer or inspector will see first: leaks, safety items, and worn finishes such as peeling paint, loose handrails and broken fixtures. Skip big remodels. Repairs do not replace disclosure, because Illinois sellers of homes with one to four units must deliver a written disclosure report. A short list covers most of this.
Start with safety and water
Opendoor's guide to repairs before selling says to put safety and structural problems first, and notes that lenders may refuse to finance a home with unresolved safety or structural issues. Roof damage such as an active leak is in the same group.
Plumbing and roof repairs go to licensed contractors. Illinois licenses both trades, and a handyman should not take them on. See Handyman vs. licensed contractor in Illinois.
Small repairs that make a house feel cared for
The same Opendoor guide lists leaky faucets, running toilets, loose handrails, cracked tiles, damaged screens and broken light fixtures as relatively inexpensive fixes. It warns that small maintenance problems can become red flags during an inspection, and that buyers who think a home has not been looked after may haggle or walk away.
A practical list for most North Shore homes:
- Doors and locks: sticking doors, loose knobs, latches that do not catch.
- Walls and trim: nail pops, dings, cracked caulk, loose trim, scuffs.
- Paint: touch-ups inside, and peeling spots outside. Opendoor advises fixing cosmetic issues so buyers do not judge the whole house by them.
- Fixtures and hardware: burned-out or broken light fixtures, cabinet doors that hang crooked, missing cabinet pulls.
- Bathrooms and kitchen: failing caulk at tubs and sinks, loose tile, cracked grout.
- Windows and screens: torn screens, windows that stick.
- Outside: loose railings, gutters that hang or leak, sagging gates.
What to skip
Opendoor suggests thinking carefully before replacing a roof or HVAC system that still works, since buyers generally expect those systems to function, not to be new. It also says a full kitchen remodel rarely pays back its cost at sale, and suggests painting cabinets or swapping hardware instead.
Disclosure still applies
Illinois' Residential Real Property Disclosure Act, 765 ILCS 77, covers transfers of property with one to four residential dwelling units, plus co-op and condominium units. Under Section 55, a buyer can terminate if no report is delivered before conveyance, and a seller who knowingly violates the Act or gives information they know to be false can be liable for actual damages and court costs.
A repair does not erase what you know about the home. Ask your real estate agent or attorney how to describe repairs on the report. This article is general information, not legal advice.
Should you order a pre-listing inspection?
Some sellers do, so they can fix problems on their own schedule. Inspection companies note that a report gives you knowledge of defects that you will likely need to disclose. Decide with your agent before you order one.
Build the list, then batch it
1. Walk each room and the exterior with a notepad and a phone.
2. Write one line per item, with the room and a photo.
3. Mark each item as handyman work or licensed trade.
4. Send the handyman items as one list so they can be done in as few visits as possible. Start early, since repairs and scheduling can delay a list date.
FAQ
Do I have to fix everything before I list?
No. Opendoor's guide says cheap, visible fixes and safety items come first, and big renovations often do not pay back. Your agent can help you decide what to leave alone.
If I fix something, do I still disclose it?
Ask your agent or attorney how repairs should appear on the disclosure report. The Act requires a written report, and a seller who knowingly gives false information can be liable.
Which repairs go to a licensed contractor?
Plumbing and roofing are state-licensed trades in Illinois, and electrical work is regulated by each city or village. Enhaus refers plumbing, electrical and roofing to licensed independent contractors.
Does Illinois license handymen?
No. Housecall Pro's Illinois handyman licensing guide notes that Illinois has no state handyman license, though cities and counties may require a local business license or registration.
Selling soon in Highland Park, Glencoe, Winnetka, Kenilworth, Lake Forest or Barrington Hills? Text your repair list and photos to (847) 877-1877.
