How to sell a house that needs repair

Selling a house that needs work, and is in need of some TLC can be challenging. You might have initially planned to fix it up, renovate, and increase its value, but life can sometimes get in the way, leaving you without the time or resources to complete the necessary renovations before selling.

If you’re looking to sell a house that needs repairs, you might find its value has decreased significantly, making it challenging to attract buyers. However, selling a home in need of repairs doesn’t have to be an uphill battle.

In this guide, we’ll explore how to sell a house that needs repairs, whether it’s better to renovate your fixer-upper or sell it as-is,and what your options are for a smooth and profitable sale. 

Key takeaways

• You will need to evaluate whether it’s more cost-effective to renovate your house or sell it as-is.

• You have multiple options to sell, such as cash house buyers, property auctions or listing with an estate agent if you have the time. 

• The Property Buying Company is your best bet, if you want to sell your house quickly.

How to sell a house that needs work

Selling a house that needs repairs can be daunting, but it doesn’t have to be. Whether your property has minor cosmetic issues or major structural problems, there are effective strategies to ensure a smooth and profitable sale.

Below, we will walk you through each step of the process, from assessing the condition of your home, to exploring your selling options. This way, you can make an informed decision and achieve the best possible outcome for your property. 

Step 1: Assess the condition of the property

When selling a house that needs repairs, your first step should be to assess the extent of the work required. You will need to reach out to a surveyor or an architect, who will assess the condition of your property. Depending on the scale of the repairs needed, your sale options may vary. 

Structurally sound properties

If your home is structurally sound but has some interior design issues, consider a cosmetic facelift to increase its appeal. The amount of work you put in may vary depending on whether you’re selling to a regular buyer or a landlord/investor:

• Painting: A fresh coat of paint can universally improve the property’s appearance. Avoid painting only if the property is stripped down to the bare structure, also known as back to brick.

• Room updates: Focus on updating the kitchen and bathrooms, as these are important areas for most buyers.

• Flooring: Replace worn-out carpets or refinish hardwood floors to improve the overall look.

• Lighting: Ensure all light fixtures are functional and create a warm, inviting atmosphere. Replace any lighting that gives a clinical feel.

• Minor repairs: Fix any leaky taps, squeaky doors, or missing roof tiles, as buyers often check these details.

Long-term empty properties

Properties that have been empty for more than six months, usually require extensive repairs especially if they haven’t been maintained. Potential issues include the roof integrity, dampness, unstable eaves, brickwork problems and compromised load-bearing walls.

Some long-term empty properties may require minimal renovation work to become market-ready, while others may need extensive repairs. To determine the necessary work, it’s important you get a professional house survey (not just the opinion of an estate agent). This will help you accurately assess the condition of your property before making any decisions. 

Completely uninhabitable properties

An uninhabitable house is one that is not safe or suitable for living due to severe disrepair. These properties typically need extensive work to become habitable, often involving:

• Structural issues: Collapsed or collapsing roof, crumbling foundations or significant wall cracks. 

• Safety hazards: Old exposed wiring, faulty electrical systems, gas leaks, or dangerous mould and asbestos. 

• Health concerns: Severe infestations of pests, extensive mould growth, or other health hazards.

• Code violations: Non-compliance with building codes and regulations, such as improper construction, poor ventilation, or outdated fire safety standards. 

• Lack of basic utilities: Absence of electricity, running water, or a functioning sewage system. 

Step 2: Consider your selling options

For structurally sound properties, you have several effective selling options:

• Open market: List your property through traditional or online estate agencies.

• Property auctions: Attract buyers looking for investment opportunities.

• Cash house buyers: Sell quickly to cash house buyers who can complete your house sale fast.

• Direct sales to investors or landlords: Target investors or landlords interested in potential rental properties. 

Properties needing only minor updates are appealing for quick sales and attract buyers who can see the potential. However, traditional sales might be challenging due to buyer reluctance. You will probably need to sell slightly below market value, unless you invest the money yourself. 

For properties that have been empty for an extended period, consider these options:

• As-is sales: Sell your empty property to a cash buying company who are prepared to purchase without requiring repairs.

• Investors: Target investors looking for renovation projects.

• Property auctions: Use auctions to attract investors and flippers who are interested in properties with potential. 

You will likely need to sell the property below market value, but you might get more for it on a property auction - although this is unlikely.

For properties that are completely uninhabitable, the buyer pool is more limited. The best options include:

• Cash house buyers: Ideal for quick sales without the need for any renovations.

• Investors: Sell to investors willing to undertake significant renovation projects.

These properties are usually sold at a price far below market value unless you invest in making them habitable. 

If you opt to sell to a cash buying company, you can bypass the following steps (3 to 5) as the cash buyer will handle the rest of the sale process for you, making it a hassle-free option. Here at The Property Buying Company, we can do just that. We will handle all aspects of the sale, and help you sell in as little as 7 days, all while covering all your legal fees.

Step 3: Identify potential buyers

When selling a house that needs repairs, whether on the open market or via a property auction, it’s important to identify and target the right pool of buyers. Disclosing any issues with your property upfront is essential to avoid potential buyers reducing their offer price later or pulling out of the deal entirely. 

Open market sales

For properties listed on the open market, especially if they are structurally sound, you may attract:

• Affordable home buyers: Individuals seeking budget friendly properties in desirable areas.

• Resellers: Buyers looking to purchase, renovate, and resell for a profit.

In these cases, your property might appeal to regular buyers too who see the potential for value appreciation with some renovations. 

Also, when you sell through an estate agent, your property might also attract property developers. These developers may show particular interest in your property, despite its poor condition, if it sits on valuable land. They may plan to demolish the existing structure and build new properties. 

Property auctions

Auctions can attract a different set of buyers, including:

• Landlords: Interested in restoring properties to generate rental income.

• Investors and flippers: Looking to undertake significant renovations to either flip the property for a profit or hold it for future capital appreciation. 

By identifying the type of buyers your property is likely to attract, you can tailor your sales strategy to appeal directly to their interests, ensuring a smoother and potentially quicker transaction.

Remember, if you sell your house to a cash house buying company, like ours, you can bypass the effort of finding potential buyers entirely. Instead of spending time and resources on marketing your property and negotiating with multiple buyers, you can sell directly to us. 

This streamlined process means that by the time you would typically have found a buyer, you could already have the cash from the sale in your bank account.

Step 4: Highlight attractive features

When selling a house that needs work, the condition of your property is often less important than you might think. This is because the buyers interested in such properties differ significantly from traditional buyers. These savvy buyers know exactly what they want, and luckily, so do we! Here’s what they are typically looking for:

Desirable location

The location of your property can often be more valuable than the property itself. Buyers are attracted to areas expected to appreciate in value. For example, a three-bedroom house needing renovation in a growth area like Bedfordshire (due to the new theme park investment) may be more attractive than a similar property in London. 

High yield investment opportunity

Many buyers looking at houses in need of repairs are investors seeking high-yield opportunities. They look for properties with potential for:

• Rental income: properties that can be refurbished and rented out.

• Capital appreciation: Homes in areas expected to increase in value.

• Flipping: Properties that can be renovated and sold for a profit.

Unique properties

Unconventional properties can be very attractive to the right type of buyers. Examples include houses with unique features, such as a World War 2 bunker in the garden, or those built with non-standard construction techniques. 

Fast transactions

Buyers interested in properties that need repairs often seek fast transactions. They are typically cash buyers or have bridge finance ready, enabling them to complete deals quickly without the delays associated with mortgage financing. 

Step 5: Price your property correctly

Accurately pricing a property that needs repairs is crucial for a successful sale. Here are some steps and tips to ensure you get the best possible price:

Get a professional appraisal

There are multiple professional bodies that can give you a professional house valuation:

• Estate agent appraisal: Have an estate agent assess your property’s value based on its current condition and market trends. 

• House survey: A detailed survey can provide an in-depth analysis of your property’s condition and necessary repairs.

• Cash offer: Obtain a cash offer from a reputable buying company for a quick, hassle-free valuation. 

Understand pricing factors

• Location: The property’s location significantly influences its value.

• Condition: The extent of repairs needed impacts the price.

• Age and size: Older or larger properties may require more investment in repairs.

• Occupation history: Previous occupancy can affect the property’s condition and value.

• Leasehold information: If applicable, lease terms can influence the price.

• Renovation costs: Estimate the cost to bring the property up to standard and factor this into your pricing. 

Get multiple opinions

Besides the company you are using to sell, get external opinions through a house survey or online valuation tools. Keep in mind that online tools may not account for the property’s condition but can provide a market value estimate.

Obtain valuations from three different estate agents and average them for a more accurate estimate. 

Use auction guidance (if applicable)

If selling a house that needs work via auction, the auctioneer will help set a guide and reserve price, ensuring your property is priced to attract competitive bids. 

Adjust for condition

Use the full market value estimate from online valuation tools or estate agents and deduct 5% to 15% depending on the property’s condition. This adjustment helps reflect the cost of necessary repairs. 

Step 6: Follow the house selling process as normal

After choosing your preferred selling route, whether it’s a cash house buyer, property auction, estate agent or private sale - you will need to follow the standard house selling process. Here’s a brief overview of what to expect with each method:

Cash house buyers

• Speed: Cash house buyers can help you sell your house in as little as 7 days.

• Cost: They will cover all your legal and selling costs.

• Process: Once you accept the cash offer, the buyer handles most of the paperwork, making this the quickest and simplest option. 

Property auctions

• Speed: Auctions can result in a sale within 28 days.

• Cost: Auction houses impose a commission of 2% +VAT of your selling price. 

• Process: The auction house will market your property, set a guide price and reserve price, and conduct the auction. If a bid meets or exceeds the reserve price, the sale proceeds quickly. 

Modern estate agents

• Speed: Modern estate agents can help you sell in as little as 28 days.

• Cost: Modern estate agents will cover legal and selling costs.

• Process: They will handle all aspects of the sale, while operating solely online. They are also called hybrid estate agents and are a more cost-effective and faster way to sell than traditional markets. 

Online estate agents

• Speed: Online estate agents can help you sell in as little as 28 days.

• Cost: Online estate agents impose an upfront cost, usually around £1,000.

• Process: You list your property online, and the estate agent assists with marketing, viewings and negotiations, often offering a faster and more cost-effective service compared to traditional agents. 

Traditional estate agents

• Speed: Traditional estate agents can help you sell in approximately 3 months.

• Cost: Traditional estate agent commission is 1% to 3% +VAT of the selling price.

• Process: The estate agent will market your property, arrange viewings, negotiate offers, and handle the sale process, providing a comprehensive service but usually taking longer to secure a buyer.

Can you sell a house needing repairs?

You most certainly can sell a house needing repairs. In fact, many houses in need of repair work have significant market potential due to a niche pool of buyers who actively seek out fixer-upper properties.

When selling a house that needs repairs, it’s important to conduct your own due diligence and consult professional bodies, as outlined in our step-by-step process. If your house is in such poor condition that it could be considered derelict, selling might be challenging. 

However, this is where cash house buyers can help. We can purchase your house quickly, often within as little as 7 days, providing faster access to funds than traditional house sale methods. 

For houses in poor condition, making a few quick and easy improvements can improve their appeal. Fixing broken windows, painting the walls, and giving the house a thorough cleaning can make a difference. These small changes can also increase the perceived value of your home by reducing the amount of work a buyer would need to undertake. 

That said, selling your house as-is is often the best route for many sellers. This approach allows you to move on from the property faster without dealing with the potential headaches of hidden issues discovered during house surveys later in the process. 

Is it illegal to sell my house needing repairs?

It is not illegal to sell a house that needs repairs, in fact, most houses on the market will need some form of repairs or renovations. However, it is important to disclose any issues that may affect the integrity of the house to potential buyers. Some property issues that you must disclose include:

• Subsidence

• Dampness

• Japanese Knotweed

• Significant cracks

• Flooding issues

• Ground pollution

• Infestation (e.g. insects, rodents, bats)

Failing to disclose, or attempting to conceal these property issues, can result in legal action from the buyer, even after the sale is completed. If you hire a professional to fix these issues, you must have documentation detailing the extent of the problem and the remedial actions taken. This information must also be disclosed to potential buyers. 

Can you sell a partially renovated house?

You can indeed sell a partially renovated house, but your potential pool of buyers may be smaller compared to a property that hasn’t undergone any renovations. However, some buyers see partially renovated properties as an opportunity, as the initial investment has already been made, allowing them to step in and complete the project. This can appeal to investors with lower budgets. 

Finding these specific investors can be challenging unless you know where to look. Fortunately, at The Property Buying Company, we not only buy houses directly for cash but also have a subsidiary, a property sourcing company, which has a database of thousands of investors. One of these investors might be eager to purchase your partially renovated house.

Whether you’ve run out of funds to finish the renovation or an unforeseen circumstance has impacted your ability to complete, we can help facilitate a fast cash transaction for you.

Best ways to sell a property that needs repairs

The best way to sell a property that needs repairs depends on your own circumstances and priorities. For the fastest sale, a cash house buyer is the most effective option. If you’re looking to maximise exposure and potentially achieve a higher price, property auctions and modern estate agents are excellent choices. 

For a balance of cost and convenience, online estate agents can be very effective, while traditional estate agents offer the most comprehensive service for those who prefer a hands-on approach.

In summary, the best way to sell a house in need of repairs depends on your priorities:

• For the fastest sale: Cash buying companies (like The Property Buying Company)

• For potentially higher pricing with competitive bidding: Property auctions (we can also help)

• For a balance of speed and cost-effectiveness with online marketing: Modern estate agents (again we can help) or online estate agents

• For a comprehensive, slower service with closer to market value pricing: Traditional estate agents

Should you work on your house before sale?

When selling a house that needs repairs, you have the option to sell it as-is or to make improvements beforehand. Your decision should be based on your priorities, whether you want a quick sale or aim to maximise your profit.

If your priority is to sell quickly, you can opt to sell your house without making any repairs. Cash house buying companies, like ours, can buy your house in as little as 7 days. These companies handle all legal and selling costs, making it a truly hassle-free option. Property auctions can also help you reach a fast sale, often within 28 days, by attracting investors and property flippers looking for renovation projects.

On the other hand, if your goal is to achieve the highest possible price, consider making some repairs and improvements before selling. Traditional estate agents often recommend making certain updates to make the property more attractive to buyers and to secure a higher price.

Common improvements include painting, fixing minor issues like leaky taps or broken windows and giving the property a thorough cleaning. Modern and online estate agents may also suggest minor improvements to help market the property better and achieve a competitive price.

The current state of your property will influence the sale price. Homes in better condition generally attract higher offers. Therefore, your decision to make repairs or not should be guided by your goals. Selling as-is is quicker but may yield a lower price, while making repairs can increase your profit but requires more time and investment. 

What brings down the value of a house?

Numerous property issues can negatively impact the sale price of a home in need of repairs. Here are some of the most common issues that can drive down property value:

Poorly installed windows

Poorly installed windows can reduce the value of a house by 5% to 10%, because:

• Energy efficiency: Poor installation comprises insulation, leading to higher energy bills, which deters cost-conscious buyers. 

• Sound proofing: Inadequate soundproofing affects buyers seeking a quiet environment. 

• Property aesthetic: Obvious poor installation creates a negative impression, suggesting neglect and potential future expenses. 

In competitive markets, well-installed and maintained windows offer better functionality, energy efficiency and visual appeal, aligning with future EPC requirements. 

Cracks in ceilings or walls, uneven floors

Cracks in ceilings and walls can reduce the value of a house by 5% to 10%, while uneven floors can decrease value by up to 15%, because:

• Structural concerns: Significant cracks and uneven floors raise red flags about subsidence or foundation issues, which are costly to fix.

• Perception of neglect: These issues can make buyers question the property's overall integrity and worry about hidden problems. 

It is advisable to seek guidance from structural engineers or surveyors to assess and address these concerns. 

Damp and mould

Damp or mould can reduce the value of a house by up to 20% because:

• Structural integrity: Dampness and mould indicate moisture issues that can lead to rot, decay, and damage to building materials.

• Health risks: Mould spores can cause allergies and respiratory issues, posing a significant concern for buyers with children or those considering renting out the property. 

Leaking roof

A leaking roof can reduce the value of a house by 10% to 15%, because:

• Water damage: Potential water damage and structural issues are significant concerns, leading to rot, mould growth and compromised roof integrity. 

• Interior damage: Leaks can cause stained ceilings, watermarks and general discomfort for occupants. 

Japanese Knotweed

Japanese Knotweed can reduce the value of a house by 20% or more, because:

• Invasive plant: This highly invasive plant can damage buildings and structures, making its eradication challenging and costly.

• Mortgage issues: The presence of Japanese Knotweed can make obtaining a mortgage difficult further deterring potential buyers. 

When multiple issues are present, the combined impact can be substantial, potentially reducing the value of a property by up to 30% to 50%. This cumulative effect results from the compounded costs of repairs and the significant deterrent to potential buyers overwhelmed by the extent of the necessary work.

What repairs have the biggest effect on selling?

Over time, wear and tear can build up in a property. While regular maintenance can prevent long-term problems, there are times when large-scale repairs might be unaffordable, or health issues might prevent keeping up with smaller tasks. 

If you decide it’s time to sell your house quickly, consider addressing the following repairs to achieve the best price and avoid losing market value.

What to do if major repair work is needed

If your house requires significant repair work and you don’t have the time, resources, or capacity to undertake these repairs yourself, selling the property might be your best option. 

When facing extensive repairs, selling the house as-is can be a practical solution. This approach allows you to avoid the stress and financial burden of major renovations. Here’s how you can go about it:

Cash house buying companies

One of the easiest and fastest ways to sell a house needing major repairs is through a cash house buying company. These companies specialise in purchasing properties in any condition and can offer a quick, hassle-free sale.

Cash house buying companies can complete your house sale in as little as 7 days. This is ideal if you need to move quickly or want to avoid prolonged uncertainty. You can sell the house in its current state, without spending time or money on repairs. The company will handle all necessary renovations after the purchase.

The cash buying companies provide a guaranteed sale, eliminating the risk of buyers backing out at the last minute due to the property’s condition.

We are one of the UK’s leading cash house buying companies and have over 100 years of combined experience, as well as over 12 years of practical experience in the cash buying industry. Thousands of people have sold their home with us over the years, and if you want to sell your house with major repair work needed, we are your best bet. 

Property auctions

Another viable option for selling a house that needs major repairs is through a property auction. Auctions attract a wide range of buyers, including investors and developers looking for renovation projects. 

Auctions can lead to a sale within a month. The auction house will market your property, manage the bidding process and handle the sale. The competitive nature of auctions can sometimes result in higher sale prices, as multiple bidders may drive up the price. Similar to cash buyers, you can sell the house without making any repairs. 

We also have a property auction arm to our business, if this is something you would like to explore, then sign out our form as normal and mention the property auction service to one of our expert property consultants. 

Selling to investors

Targeting property investors can also be an effective strategy, as investors are often looking for properties they can renovate and sell for a profit. Selling a house that needs repairs to investors can facilitate a more flexible house sale as they understand the nature of dealing with a damaged property. 

We are not just a cash buying company, we also have a network of thousands of property investors, and we can help you find one perfect for your property. Want to find out more? Fill out our postcode form below…

Sell your house as-is

Whether you own a flat, a house, or have a leasehold or freehold property, selling a property in need of repairs, or one that is poorly maintained on the open market can be challenging. Properties labelled “as-is” are often referred to as problem properties, and they can indeed be a significant headache for sellers. 

Successfully selling your as-is home can be a huge relief. By selling without making repairs, you can save thousands of pounds in renovation costs and move on from the property much faster. This can be particularly beneficial if the property was inherited or if you have negative emotional ties to it. 

The benefits of selling your house as-is

When it comes to selling a house that needs work, there are many benefits to selling sooner rather than later:

Cost savings

Avoid spending money on extensive repairs and renovations. Selling as-is eliminates the need for costly upgrades, allowing you to keep more money in your pocket. 

Speed

The process of selling as-is is generally quicker. Without the need for repairs, you can speed up the process significantly and move on with your life sooner.

Convenience

Selling a house as-is means you don’t have to deal with the stress of home improvements. This is very beneficial if you don’t have the time, resources or inclination to manage renovations yourself. 

Emotional relief

If the property has negative emotional associations, like if it was inherited, or part of a past divorce, selling it as-is can help you move on and close that chapter more quickly and easily. 

How The Property Buying Company can help

At The Property Buying Company, we pride ourselves on being your one-stop house selling solution for all properties, regardless of their condition or location. If you want to sell your house as-is, our easy process ensures a hassle-free experience.

Simply fill out our postcode form below to get started, this gives us the basic information we need to begin the house evaluation process. We will assess your property, often without the need for a formal survey (at this stage). Our team is experienced valuing properties in all conditions. 

You’ll receive a cash offer quickly. We always aim to provide a fair price based on the current condition of your property, comparing it with local properties of similar condition, size, age. If you accept our initial cash offer, one of our Regional Managers will visit your property and offer you our formal offer.

From there onwards, we handle all the paperwork and our team ensures that the process is smooth and transparent. The sale can be completed in as little as 7 days, although most people opt for a slightly longer 2 or 3 week timeline. You receive the funds directly into your bank account, allowing you to move without delay. 

We have over 100 years of combined experience, and over 12 years of practical experience dealing with properties of all kinds, including those in poor condition. We cover all legal and selling costs, you don’t have to worry about unexpected expenses. 

Our top priority is to make the selling process as easy and stress-free as possible for you. We are members of both The Property Ombudsman and the National Association of Property Buyers, which means we follow strict guidelines that ensure you are treated fairly throughout the process.

Selling your home as-is doesn’t have to be a daunting task. By choosing The Property Buying Company, you can avoid the hassle of repairs and renovations, save money, and quickly move on from your property.

Frequently asked questions