Two ways to approach the sale
If your home is in good condition, preparing it for the open market and financed buyers usually gives you the widest pool of buyers. If it needs major work, selling as-is, often to a buyer who will renovate, can be faster and simpler, but the price reflects the buyer’s renovation costs and risk. Many sellers land in between: fixing safety and financing issues, and leaving cosmetic choices to the buyer.
The right answer depends on your timeline, your budget for repairs and the condition of the house. A comparative market analysis can show the likely price in both scenarios so you can compare them.
What FHA and VA appraisals look for
Government-backed loans come with property standards. Appraisers for FHA and VA loans look for homes that are safe, sound and secure, and they can require repairs before the loan closes. Items that commonly come up on older homes include:
- Peeling or chipping paint on homes built before 1978
- Roofs with little remaining life, active leaks or missing shingles
- Exposed wiring, missing cover plates, or an unsafe electrical panel
- Water heaters without proper strapping or venting
- Broken windows, missing handrails or trip hazards
- Utilities that aren’t turned on for the inspection
Handling these before listing keeps financed buyers in the running and avoids repair negotiations late in escrow.
Weighing cash and investor offers
Cash offers can be appealing: fewer contingencies, quicker closings and no appraisal requirement. Compare them on net proceeds, not headline price. Look at who pays which closing costs, the inspection and cancellation terms, the deposit and the closing date. An offer that is slightly higher but lets the buyer cancel late for any reason may be weaker than a lower, firmer one. Dan’s selling process includes a side-by-side net sheet for every serious offer.
Disclosures for a mid-century home
- Complete the federal lead-based paint disclosure for homes built before 1978 and give buyers the EPA pamphlet.
- List permits for past work, and disclose additions or conversions that were done without permits.
- Share any inspection, sewer, termite or roof reports you have.
- Include the airport influence area notice if your address falls within one.
- Disclose any known asbestos, lead or mold testing and remediation.
Our guide to preparing a home for sale walks through what to fix and what to disclose.
Vacant, occupied or rented
A vacant home is easier to repair, stage and show, and the utilities can stay on for inspections and the appraisal. If you’re living in the home, plan for decluttering and flexible showing times. If it’s rented, review the lease and your notice obligations under California law before listing, coordinate showings with the tenant, and decide whether you are selling to an owner-occupant, who will usually want the home delivered vacant, or to an investor who may keep the tenant.
If you renovated before selling
Buyers in North Highlands have learned to look past fresh finishes, so show the work behind the walls. Provide permits and finals, the contractor’s name and license number, and any warranties for the roof, HVAC, water heater or windows. Photograph the new electrical panel and plumbing. A well-documented renovation is easier to appraise and easier for a buyer to trust.
For background on the area, see the North Highlands guide. If you’re buying your next home at the same time, read buying and selling at the same time, or contact Dan.
Common questions
- Will an FHA buyer’s appraisal require repairs?
- It can. FHA and VA appraisers apply minimum property standards and can require safety or soundness repairs, such as peeling paint on pre-1978 homes or roof problems, before the loan closes. Addressing obvious items before listing helps.
- Is selling as-is the same as not disclosing?
- No. Selling as-is means you won’t make repairs, but California still requires you to disclose known material facts about the property, and buyers can still inspect.
- How should I compare a cash offer with a financed one?
- Compare the net amount you’ll receive, the contingencies, the deposit, the closing timeline and how likely each buyer is to close. A higher price with weak terms isn’t always the better offer.
Official sources
Records and rules are parcel-specific, so look up the exact address with the responsible agency.
- EPA: lead-based paint disclosureFederal disclosure rules for homes built before 1978.(opens in a new tab)
- Sacramento County Building Permits and InspectionPermit records and inspections for unincorporated addresses.(opens in a new tab)
- Contractors State License BoardCheck a contractor’s California license before hiring.(opens in a new tab)
- CFPB: Buying a houseFederal guidance on loan estimates, closing costs and shopping for a mortgage.(opens in a new tab)
- Sacramento County documentary transfer tax FAQHow the county transfer tax is calculated and when it applies.(opens in a new tab)
Local rules, districts and fees change. This guide is general information, not legal, tax, insurance or lending advice, and it describes places by property, travel, costs and services, never by who lives there.