Preparation is where a sale is won or lost before the sign goes up. Some of it is visible, like fresh paint and clear counters. The part buyers never see in photos matters just as much: permits, test results and records that let a buyer’s attorney, inspector and lender say yes without delay.
Michael Dunstan has helped sellers through more than 200 transactions, and his list of strengths reads like a list of things that slow sales down: open permits, missing certificates of occupancy, septic and well questions, radon, underground oil tanks, and inspection issues. This guide covers how to get ahead of each one, then how to get the house itself ready for buyers.
Start with the paperwork, not the paint
The most expensive surprises in a sale are usually on paper. A deck, finished basement, addition or converted garage built without a permit, or a permit that was opened and never closed out, can hold up a closing until it is resolved.
In New York, each city, town and village administers the state’s Uniform Code within its borders, and the state’s code rules provide for a certificate of occupancy or compliance for work done under a building permit. That means your local building department holds the records. Call or visit before you list and ask what is on file for your address. If something is open or missing, you will usually need the department to inspect the work before it signs off, and that can take time. Starting weeks ahead puts the timing in your hands instead of the buyer’s.
Test for radon before you list
Radon is a naturally occurring gas that can build up indoors, and buyers often test for it during inspection. The U.S. Environmental Protection Agency recommends that sellers test before putting a home on the market and, if needed, lower the level. EPA recommends fixing a home when radon is at 4 picocuries per liter or higher.
Testing early gives you choices. If the result is high, a mitigation system can be installed before buyers ever see the house, and you can share the follow-up test result with them. If the result is low, you have a documented answer ready when the question comes up.
Know the lead paint rules for homes built before 1978
If your home was built before 1978, federal law adds steps to the sale. Under the EPA’s lead-based paint disclosure rule, you must:
Give the buyer the EPA pamphlet *Protect Your Family From Lead in Your Home*
Disclose any lead-based paint or hazards you know about, and provide any reports or records you have
Include a Lead Warning Statement in the contract
Give the buyer 10 days to have the home inspected or assessed for lead, unless you both agree in writing to a different period or the buyer waives it
Keep a signed copy of the disclosures for three years after the sale
Gathering any old lead reports now saves a scramble later. Your attorney will make sure the disclosure is attached to the contract.
Septic, well and oil tank records
If your home runs on a private well and a septic system, buyers and lenders will want to know both are working. Pull together what you have: septic pumping receipts, any inspection reports, the location of the tank, and recent water test results. If the system has not been serviced in a long time, talk with Michael about whether a pumping or inspection before listing makes sense.
Older homes sometimes have a heating oil tank, in use or abandoned, above ground or buried. A buried tank is the one that raises questions. If you have paperwork showing a tank was removed or properly closed, put it in the file. If you are not sure whether a tank exists, it is better to find out now than during the buyer’s inspection.
Repairs worth making, and ones to skip
Fix what an inspector will flag and what a buyer will notice in the first five minutes. Leaky faucets, sticking doors, missing outlet covers, cracked windows and peeling exterior paint are inexpensive to address and make a home feel cared for. Safety items, such as missing handrails or smoke and carbon monoxide detectors that do not work, belong on the list too.
Large projects are a different decision. A full kitchen or bathroom remodel right before a sale is a bigger bet: it takes time and money, and buyers may prefer to choose their own finishes. Michael will walk the house with you and help you separate the repairs that protect your price from the projects that only spend money. New York law also allows a buyer and seller to agree to a sale as is, so selling without major repairs is an option; your attorney will explain how that works in the contract.
Clean, clear and stage
Buyers are trying to picture their own life in your home. Help them by thinning out what sits on shelves, counters and closet floors, putting away personal photos, and deep cleaning everything, including windows, baseboards and the inside of appliances. Neutral, simple rooms photograph better and feel larger in person.
Outside counts as much as inside. Mow, edge and clear walkways, trim back anything covering windows, and make the front door look inviting. In winter, keep the driveway and paths clear for every showing.
Get ready for photos and showings
Photos are a buyer’s first showing, so schedule them after the cleaning and repairs are done. Open blinds, turn on every light, and clear cars from the driveway. Once you are live, keep a simple routine so the house can be ready on short notice: a basket for daily clutter, a plan for pets, and valuables and medications stored out of sight.
Sources
This guide explains general practice in New York and is not legal or tax advice. Your attorney and accountant confirm what applies to your sale.
